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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.
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.”
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.
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.
OIL & GAS: Data show two now-defunct companies abandoned 551 oil and gas wells in Colorado last year, leaving them to the state to plug and reclaim. (CPR)
ALSO: New Mexico regulators reject dozens of proposed oil and gas wastewater disposal wells in the Permian Basin following a series of drilling-related earthquakes. (Capital & Main)
POLLUTION: Advocates call on the U.S. EPA to clamp down on smog-forming emissions from Wyoming coal plants and oil and gas facilities rather than waiting for the state to come up with its own plan. (Inside Climate News)
COAL: A western Colorado community works to build up its tourism and outdoor recreation industries to help it weather the 2028 retirement of a major coal plant and mine. (Rocky Mountain PBS)
WIND:
SOLAR:
UTILITIES: Nevada regulators reject NV Energy’s proposed rate hike for customers in the northern part of the state, saying it was an “inordinately large” increase. (Nevada Independent)
ELECTRIC VEHICLES: The Port of San Diego begins operating two 400 ton electric cranes. (Electrek)
LITHIUM: Hualapai tribal members urge a federal judge to extend an exploratory drilling ban at a proposed lithium mine in western Arizona, saying it would harm culturally significant lands. (Associated Press)
STORAGE:
COMMENTARY: A California columnist calls on Gov. Gavin Newsom to sign 13 climate-related bills including ones that would expedite more rooftop solar, encourage home electrification and clear the way for oil and gas drilling bans. (Los Angeles Times)
OIL & GAS: The number of climate lawsuits filed globally against top fossil fuel companies has nearly tripled since 2015, with the majority coming from U.S. cities and states. (The Guardian)
ALSO:
ELECTRIC VEHICLES:
CLEAN ENERGY:
WIND: Many East Coast states are relying on planned offshore wind projects to meet their renewable power goals, but recent GE Vernova blade failures worry some observers, like the fishing community, about the safety and reliability of the components. (New York Times)
COAL: Pittsburgh-area environmental justice activists say discussion around a federal plan to block the U.S. Steel-Nippon Steel merger ignores their concerns around coal-related air pollution. (EHN)
BIOFUELS: The fledgling sustainable aviation fuels industry faces high expectations and big questions as it gathers for a national summit in St. Paul this week. (Star Tribune)
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.
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 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.
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.
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.”
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.
As low-income households face the dual burden of weather extremes and high energy costs, energy efficiency is an increasingly important strategy for both climate mitigation and lower utility bills.
Passive House standards — which create a building envelope so tight that central heating and cooling systems may not be needed at all — promise to dramatically slash energy costs, and are starting to appear in “stretch codes” for buildings, including in Massachusetts, Illinois, Washington and New York.
And while some builders are balking at the initial up-front cost, other developers are embracing passive house metrics as a solution for affordable multifamily housing.
“We’re trying to make zero energy, high performing buildings that are healthy and low energy mainstream everywhere,” said Katrin Klingenberg, co-founder and executive director of Passive House Institute-U.S., or Phius.
Klingenberg says the additional work needed to meet an aggressive efficiency standard, is, in the long run, not that expensive. Constructing a building to passive standards is initially only about 3%-5% more expensive than building a conventional single family home, or 0%-3% more for multifamily construction, according to Phius.
“This is not rocket science… We’re just beefing up the envelope. We’re doing all the good building science, we’re doing all the healthy stuff. We’re downsizing the [heating and cooling] system, and now we need someone to optimize that process,” Klingenberg said.
A Phius-certified building does not employ a conventional central heating and cooling system. Instead, it depends on an air-tight building envelope, highly efficient ventilation and strategically positioned, high-performance windows to exploit solar gain during both winter and summer and maximize indoor comfort.
The tight envelope for Phius buildings regulates indoor air temperature, which can be a literal lifesaver when power outages occur during extreme heat waves or cold snaps, said Doug Farr, founder and principal of architecture firm Farr Associates.
Farr pointed to the example of the Academy for Global Citizenship in Chicago, which was built to Phius standards.
“There was a really cold snap in January. Somehow the power went out [and the building] was without electricity for two or three days. And the internal temperature in the building dropped two degrees over three days.”
Farr said that example shows a clear benefit to high efficiency that justifies the cost.
“You talk about the ultimate resilience where you’re not going to die in a power outage either in the summer or the winter. You know, that’s pretty valuable.”
There is also a business case to be made for implementing Phius and other sustainability metrics into residential construction, such as lowered bills that can appeal to market-rate buyers and renters, and reduced long-term maintenance costs for building owners.
AJ Patton, founder and CEO of 548 Enterprise in Chicago, says in response to questions about how to convince developers to consider factors beyond the bottom line, simply, “they shouldn’t.”
Instead, he touts lower operating costs for energy-efficiency metrics rather than climate mitigation when he pitches his projects to his colleagues.
“I can’t sell people on climate change anymore,” he said. “If you don’t believe by now, the good Lord will catch you when He catch you.
“But if I can sell you on lowering your operating expenses, if I can sell you on the marketability, on the fact that your tenants will have 30%, 40% lower individual expenses, that’s a marketing angle from a developer owner, that’s what I push on my contemporaries,” Patton said. “And then that’s when they say, ‘if you’re telling the truth, and if your construction costs are not more significant than mine, then I’m sold.’”
Phius principles can require specialized materials and building practices, Klingenberg said. But practitioners are working toward finding ways to manage costs by sourcing domestically available materials rather than relying on imports.
“The more experienced an architect [or developer] gets, they understand that they can replace these specialized components with more generic materials and you can get the same effect,” Klingenberg said.
Patton is presently incorporating Phius principles as the lead developer for 3831 W Chicago Avenue, a mixed use development located on Chicago’s West Side. The project, billed as the largest passive house design project in the city to date, will cover an entire city block, incorporating approximately 60 mixed-income residential units and 9,000 sq ft of commercial and community space.
Another project, Sendero Verde, located in the East Harlem neighborhood of New York City, is the largest certified passive-house building in the United States with 709 units. Completed in April, Sendero Verde is designed to provide cool conditions in the summer and warmth during the winter — a vast improvement for the low-income and formerly unhoused individuals and families who live there.
Even without large upfront building cost premiums and with the increased impact of economies of scale, improved technology and materials, many developers still feel constrained to cut costs, Farr said.
“There’s entire segments of the development spectrum in housing, even in multifamily housing in Chicago, where if you’re a developer of rental housing time and again … they feel like they have no choice but to keep things as the construction as cheap as possible because their competitors all do. And then, some architecture firms only work with those ‘powerless’ developers and they get code-compliant buildings.”
But subsidies, such as federal low income housing credits, IRS tax breaks and resources from the Department of Energy also provide a means for developers to square the circle, especially for projects aimed toward very low-income residents.
Nonetheless, making the numbers work often requires taking a long-term view of development, according to Brian Nowak, principal at Sweetgrass Design Studio in Minnesota. Nowak was the designer for Hillcrest Village, an affordable housing development in Northfield that does not utilize Phius building metrics, but does incorporate net-zero energy usage standards.
“It’s an investment over time, to build resilient, energy-efficient housing,” he told the Energy News Network in June 2023.
“That should be everyone’s goal. And if we don’t, for example, it affects our school system. It affects the employers at Northfield having people that are readily available to come in and fill the jobs that are needed.
“That’s a significant long-term benefit of a project like this. And that is not just your monthly rents on the building; it’s the cost of the utilities as well. When those utilities include your electricity and your heating and cooling that’s a really big deal.”
Developers like Patton are determined to incorporate sustainability metrics into affordable housing and commercial developments both because it’s good business and because it’s the right thing to do.
“I’m not going to solve every issue. I’m going to focus on clean air, clean water, and lowering people’s utility bills. That’s my focus. I’m not going to design the greatest architectural building. I’m not even interested in hiring those type of architects.
“I had a lived experience of having my heat cut off in the middle of winter. I don’t want that to ever happen to anybody I know ever again,” Patton said. “So if I can lower somebody’s cost of living, that’s my sole focus. And there’s been a boatload of buy-in from that, because those are historically [not] things [present] in the communities I invest in.”
BUILDINGS: A New York start-up focused on decarbonizing big buildings from the outside with insulated, HVAC-integrated panels wins a $250,000 funding prize from a state tech competition; it plans to pilot the tech at a public housing complex. (Canary Media)
ALSO: A New York City public housing complex completed in April is the nation’s largest certified passive-house building and is serving as a model for future development elsewhere. (The Guardian/The City)
GRID:
FOSSIL FUELS: As federal investigators look to understand the cause of a gas leak and subsequent explosion at a Bel Air, Maryland, house, a reporter highlights how previous explosions have informed utility policy. (Baltimore Sun)
POLITICS: Plenty of Inflation Reduction Act funds are being spent in Pennsylvania, a political swing state, but it’s yet to be seen whether voters know where the money is coming from and if it will benefit Democrats in the presidential election. (Politico)
WORKFORCE: Demand for heat pump installation and repair in Maine is exceeding the capacity of technician training programs. (Portland Press Herald)
SOLAR:
TRANSIT: Some senior advocates say Maine housing policy needs a revamp to encourage senior housing to be built near public transit lines. (Bangor Daily News)
COMMENTARY:
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.
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.
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 29th 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.
Snaking under city streets, behind residential drywall and into furnaces, ovens and other appliances, natural gas pipelines are a ubiquitous presence in U.S. buildings. The question of what to do with them as the planet warms has become a serious debate — dozens of U.S. cities and states have crafted plans to reduce reliance on natural gas, and more than 20 other states have passed laws to preempt that type of regulation.
Now, utilities around the nation have begun testing a controversial idea aimed at reducing the carbon footprint of gas lines, while keeping them in place. Nearly 20 utilities have laid out plans to inject lines with a blend of gas and hydrogen, the latter of which emits no carbon dioxide (CO2) — a major greenhouse gas — when combusted. Testing such blends, these companies say, is an essential step towards understanding the practice, which they argue will help reduce emissions and fight climate change.
Deploying more hydrogen is also a federal priority — the Inflation Reduction Act created a tax credit for hydrogen production, and the Bipartisan Infrastructure Law set aside $9.5 billion to support hydrogen development.
But a federal hydrogen strategy released last year suggests blending hydrogen into gas infrastructure should focus on industrial applications. Many environmental and customer advocates agree; they argue that the use of hydrogen blends in buildings — rather than to power industries that are hard to electrify — makes little sense.
“Every dollar you’re reinvesting into the gas system could be a dollar you’re using to electrify the system,” said Nat Skinner, program manager of the safety branch of the California Public Advocates Office, an independent state office that advocates for consumers in utility regulation. “Finding the right uses for hydrogen is appropriate. But I think being really careful and thoughtful about how we’re doing that is equally important.”
Nearly 30 projects focused on blending hydrogen into gas lines that serve homes and businesses have been proposed or are in operation in more than a dozen states, Floodlight found, and many more utilities have hinted at future proposals. If all are approved, the projects as proposed would cost at least $280 million — and many utilities are asking that customers pay for them.
As regulators consider the proposals, advocates are calling for them to weigh the prudence of the investment. In California — where electric rates have climbed steeply in recent years — the Sierra Club has argued that the projects are “an inappropriate use of ratepayer funds” and “wasteful experiments.”
Hydrogen blending can be undertaken in a section of pipeline isolated from the rest of the gas network or in a larger “open” system that serves homes. Utilities can inject it in large transmission lines, which ferry gas from processing and storage locations to compressor stations, or into distribution lines, the smaller pipes that bring gas to buildings.
Because hydrogen releases only water vapor and heat when it’s burned, it’s considered a clean fuel. And unlike traditional wind and solar energy, it can produce enough heat to run industrial furnaces. Utilities have framed the fuel as a clear way to slash the emissions associated with their operations.
“These demonstration projects are an important step for us to adopt hydrogen blending statewide, which has the potential to be an effective way to replace fossil fuels,” said Neil Navin, the chief clean fuels officer at Southern California Gas (SoCalGas), in a March statement on its application for hydrogen blending pilots.
Burning hydrogen, particularly in homes, also presents certain risks. Hydrogen burns hotter than natural gas, which can increase emissions of nitrous oxide (NOx), a harmful air pollutant that can react with other elements in the air to produce damaging pollutants including small particulates and ozone.
Hydrogen is a smaller molecule than methane, the main ingredient in natural gas, and can leak more readily out of pipelines. Hydrogen is also flammable. And when certain metals absorb hydrogen atoms, they can become brittle over time, creating risks of pipeline cracks, depending on the materials the pipelines are made of.
There are also outstanding questions about how much hydrogen blending actually reduces greenhouse gas emissions.
Of the utilities that have offered details about the hydrogen source they plan to use for their pilot, roughly half plan to use “green hydrogen,” which is produced using clean electricity generated by renewable sources such as wind and solar. Today, fossil fuels power more than 90% of global hydrogen production, producing “gray hydrogen.”
Most utility blending pilots are targeting blends of up to 20% hydrogen. At those levels, research has shown that hydrogen would reduce carbon dioxide emissions by less than 10%, even when using hydrogen produced with clean manufacturing processes.
Some utilities have estimated the emissions impacts of their pilots. A CenterPoint Energy pilot in Minneapolis using blends of up to 5% green hydrogen was estimated to reduce carbon emissions by 1,200 metric tons per year, which is the approximate energy use of 156 homes. A project in New Jersey testing blends of 1% green hydrogen was estimated to reduce emissions enough to offset the energy use of roughly 24 homes.
Blending gray hydrogen may show no carbon benefit at all, according to some research. That’s in part because hydrogen produces one-third less energy by volume than natural gas, meaning three times the amount of hydrogen is needed to make up for the same unit of natural gas.
And hydrogen requires more energy to manufacture than it will later produce when it’s burned. For these reasons, some environmental groups say hydrogen is an inefficient way to decarbonize homes and businesses; some analysts have called the process “a crime against thermodynamics.”
“There are much better, readily available, more affordable ways to decarbonize buildings in the form of electrification and energy efficiency,” said Jim Dennison, a staff attorney at the Sierra Club.
Advocates including Dennison also worry that investing more in the natural gas system will delay electrification and allow utilities to keep their core pipeline businesses running. “I can see why that’s attractive to those utilities,” he said. “That doesn’t mean it makes sense for customers or the climate.”
While the climate benefits are debated, some research and active projects indicate that burning blended fuel at certain levels can be safe. For decades, Hawaii Gas has used synthetic natural gas that contains 10-12% hydrogen. Countries including Chile, Australia, Portugal and Canada have also run hydrogen blending pilots.
And although pipelines can weather when carrying hydrogen, that’s less likely for distribution lines that reach homes because those pipes are often plastic, said Bri-Mathias Hodge, an associate professor in energy engineering at the University of Colorado-Boulder.
Hodge helped author a 2022 review of technical and regulatory limits on hydrogen and gas blending. With blends below 5%, Hodge said customers are unlikely to face risks or notice a difference in how their appliances or furnaces function.
More uncertainty exists around higher blends. “I think we’re not sure if below 20% or say, from 5 to 20% is safe,” said Ali Mosleh, an engineer at the University of California-Los Angeles who is spearheading hydrogen blend pilot testing with 44 partners, including utilities, to address knowledge gaps in the state.
Although Hodge at UC-Boulder thinks electrification is the more efficient choice for homes, he said the pilots can help utilities get comfortable with blending, which may eventually be applied elsewhere. “It’s not going to really move the needle in terms of decarbonization long term, but it’s a step in the right direction,” he said.
Steven Schueneman, the hydrogen development manager at utility Puget Sound Energy, which serves about 1.2 million electric and 900,000 gas customers in Washington, said incremental approaches like utility blending pilots will signal that hydrogen is a “real industry.” That could help the fuel gain a foothold in other areas, like industrial heat and aviation.
But Schueneman also acknowledges there remains uncertainty around whether hydrogen is the most cost-effective way to decarbonize buildings.
“It’s not clear that blending hydrogen is going to be a prudent decision at the end of the day,” he said.
Puget Sound Energy has conducted two small-scale blending pilots at a test facility. In the future, the utility plans to focus its hydrogen efforts on how blends may function in power plants, rather than in buildings. The nearly 30 blending pilots Floodlight tracked include only projects focused on use in buildings, but other utilities have proposed blending hydrogen at natural gas power plants, where the blend will be burned for electricity.
Blending pilots focused on buildings have been spearheaded by some of the largest utilities in the nation as well as smaller-scale gas providers, and are being considered from coast-to-coast.
Dominion Energy, which serves 4.5 million customers in 13 states, has laid out plans for three blending pilots, in Utah, South Carolina and Ohio. National Grid, which has 20 million customers, is pursuing a project in New York. And multiple large California utilities have proposed pilot programs.
Some utilities, such as Dominion and Minnesota-based Xcel Energy, did not reply to several requests for clarification on hydrogen blending plans, or replied to only some queries about their plans. But plans from certain utilities have been detailed in regulatory filings with state utility commissions.
The pilots for which cost data are available range in price from roughly $33,000 for Puget Sound Energy’s small-scale testing (which ratepayers did not fund) up to an estimated $63.5 million for a decade-long pilot proposed by California utility Pacific Gas & Electric (PG&E), which would focus on blending 5% at the start ranging up to 20% hydrogen in transmission gas lines.
If approved, customers would pay up to $94.2 million for PG&E’s pilot, because of the rate of return utilities are able to collect from customers. California utilities are aiming to recover more than $200 million in total from customers for their proposed pilots.
California regulators have rejected some previous blending proposals from utilities, saying companies should use “every reasonable attempt to use existing and other funds before requesting new funds.” Advocates including the Environmental Defense Fund (EDF) have argued that the projects are not in the public interest, particularly amid the state’s spiking utility bills.
“Cost is an essential consideration,” said Erin Murphy, a senior attorney at EDF. “When you’re passing on costs to ratepayers, you have to demonstrate that that is a prudent investment.”
Pilots have gotten pushback in other states, including Colorado and Oregon, where projects were recently dropped or delayed, and opposition has been fierce in California, which has the most pilots proposed to date. The mayor of Truckee, California, which could host a project, submitted a comment to regulators explaining the town does not support it. And following protests at two California universities that planned to collaborate on projects, utilities downsized the plans.
After student opposition at University of California-Irvine, SoCalGas reduced the scope of the project and proposed an additional pilot in Orange Cove, a small agricultural community of about 9,500 people. Ninety-six percent of Orange Cove’s population identifies as Hispanic or Latino, and roughly 47% of residents live below the federal poverty line, according to the U.S. Census.
Some Orange Cove residents also are concerned about blending, which SoCalGas hopes to test at up to 5% hydrogen levels. Genoveva Islas, who grew up there and is the executive director of Cultiva la Salud, a public health nonprofit based in nearby Fresno, said the local approval process lacked transparency and public input.
The project is slated to sit steps away from the Orange Cove football field, near the town’s high school, middle school and community center. “In short, I would just say it is concerning,” Islas said.
In an email, the utility told Floodlight that the city “proactively asked SoCalGas to undertake this project in its community” and said it was “expected to bring socioeconomic benefits to Orange Cove.” The utility also said it hosted a community engagement meeting about the project in Spanish and English and has provided fact sheets to the community in both languages.
In Colorado, where Xcel Energy had planned to blend hydrogen in an isolated neighborhood, some residents learned of the pilot from a journalist reporting on the project.
That has made some feel like unwilling test subjects in an experiment that others, like the Sierra Club’s Dennison, say are unnecessary. “The community’s immediate reaction is that they don’t want to be guinea pigs,” Islas said. “They do not understand how this decision was made without their involvement or their consent.”
The great majority of the projects, including the one in Orange Cove, are still under review by regulators. Meanwhile, researchers are undertaking more studies to understand the technical limits of blending.
“There are a lot of unknowns,” said Mosleh from UCLA. “Some fundamental research needs to be done.”
As Maine considers building a new toll highway to improve commutes in and out of Portland, a state climate working group is drafting strategies to reduce driving in the state.
State officials say the two efforts are not inherently at odds, but experts and advocates caution that continued highway expansion could reverse climate progress by encouraging more people to drive.
The parallel discussions in Maine raise a question that few states have yet grappled with: can governments keep expanding car infrastructure without putting climate goals out of reach?
Transportation is the largest source of greenhouse gas emissions in Maine and many other states. Electric vehicle adoption is growing, but not fast enough to solve the problem on its own, which is why an updated state climate plan is expected to include a new emphasis on public transit, walking, biking, and other alternatives to passenger vehicles.
Zak Accuardi, the director for mobility choices at the Natural Resources Defense Council, said the best way for states to invest in their road systems in the era of climate change is to not build new roads, but maintain and upgrade existing ones to accommodate more climate-friendly uses.
“The states who are taking transportation decarbonization really seriously are really focused on reducing driving, reducing traffic,” Accuardi said, pointing to Minnesota and Colorado as examples. “Strategies that help support more people in making the choice to walk, bike or take transit — those policies are a really important complement to … accelerating the adoption of zero-emissions vehicles.”
Electric vehicles have been Maine’s primary focus to date in planning to cut back on transportation emissions. Goals in the state’s original 2020 climate plan included getting 41,000 light-duty EVs on the road in Maine by next year and 219,000 by 2030. The state is far behind on these targets. The climate council’s latest status report said there were just over 12,300 EVs or plug-in hybrid vehicles in Maine as of 2023.
A 2021 state clean transportation roadmap for these goals recommended, among other things, the adoption of California’s Advanced Clean Cars II and Advanced Clean Trucks rules, which would require an increasing proportion of EV sales in the coming years.
Maine regulators decided not to adopt Clean Cars II earlier this year in a 4-2 vote. A subsequent lawsuit from youth climate activists argued the state is reneging on its responsibility to meet its statutory climate goals by choosing not to adopt such rules.
The original climate plan also aimed to cut Maine’s vehicle miles traveled (VMT), which measures how much people are driving overall, by 20% by 2030. The plan said getting there would require more transit funding, denser development to improve transit access, and broadband growth to enable remote work, but included little detail on these issues. It did not include the words “active transportation” at all.
That appears poised to change in the state’s next four-year climate plan, due out in December. Recommendations from the state climate council’s transportation working group have drawn praise from advocacy groups like the Bicycle Coalition of Maine.
The group’s ideas include creating new state programs to support electric bike adoption, including in disadvantaged communities; paving 15 to 20 miles of shoulders on rural roads per year to improve safe access for cyclists and pedestrians; and, depending on federal funds, building at least 10 miles of off-road trails in priority areas by 2030.
The group also recommended the state “develop targets related to increased use of transit, active transportation, and shared commuting that are consistent with Maine’s statutory emissions reduction goals.”
In unveiling the recommendations, working group co-chair and Maine Department of Transportation chief engineer Joyce Taylor noted community benefits from road safety upgrades to accommodate these goals.
“I think this also gets at housing and land use,” she said. “If you can get people to want to live in that community, that village, I think we could all say that it’s more economically vibrant when people are able to walk and bike in their village and feel like they can get around and it’s safe.”
The Gorham Connector project would offer a new, tolled bypass around local roads as an alternative to upgrading those existing routes, an option that’s also been studied. State officials say the new road would smooth the flow of local traffic, including public transit.
Towns like Kittery, in southern Maine, have tried to focus on a more inclusive array of transportation strategies in their local work to cut emissions from passenger vehicles.
Kittery town manager Kendra Amaral is a member of the climate council’s transportation group. She couldn’t comment on the state’s approach to the Gorham Connector, which is outside her region. But she said her town’s climate action plan, adopted this past May, “threads together” public transit, housing growth and emissions reductions.
Stakeholders who worked on the plan, she said, strongly recommended ensuring that housing is in walkable or transit-accessible places.
Amaral said the town has invested in new bus routes, commuter shuttles and road improvements to promote traffic calming and create safer bike and pedestrian access, as well as in EV growth. And she said Kittery was a model for parts of a new state law that enables denser housing development.
“We can’t expect people to reduce (emissions) resulting from transportation without giving them options,” she said. But, she added, “there is no ‘one size fits all’ solution” for every community. “I believe we have to avoid the ‘all or nothing’ trap and work towards (the priorities) that get the best results for each community,” she said.
The Maine Turnpike Authority acknowledges the proposed Gorham Connector project in the Portland area would increase driving. But paired with improvements to transit and land-use patterns, they say the proposed limited-access toll road would decrease emissions overall — though research and other cases cast doubt on this possibility.
“It’s possible for a project like this to be designed in a way that does produce favorable environmental outcomes,” Accuardi said, but “the devil is really in the details.”
For example, he said the new road’s tolls should be responsive to traffic patterns in order to effectively reduce demand. If they’re too low, he said, the road will become jammed with the kind of gridlock it aimed to avert. But set the tolls too high, and the road won’t get used enough.
He said it’s true that this kind of new access road can lead to denser housing development in the surrounding area — but the road will need to be tolled carefully to account for that increased demand.
And the proceeds from those tolls, he said, should ideally go toward new clean transportation alternatives — such as funding additional transit service or safe walking and biking infrastructure around the new toll road, helping to finance subsidized affordable housing in transit-served areas, or allocating revenues to surrounding towns that make “supportive land-use changes” to lean into transit and decrease driving.
Maine has indicated that it expects to use tolls from the Gorham Connector primarily, or at least in part, to pay for the road itself and avoid passing costs to other taxpayers.
But Accuardi said alternative strategies should see more investment than road expansions in the coming years if states like Maine want to aggressively cut emissions.
He said on average, across the country, states spend a quarter of their federal transportation funding on “expanding roads or adding new highway capacity.”
“That’s more money than states tend to spend on public transit infrastructure, and that really needs to be flipped,” he said. “We need to see states really … ramping down their investments in new highway capacity. Because, again, we know it doesn’t work.”
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