Specialized Energy Code
ABOUT
The Municipal Opt-in Specialized Energy Code (“Specialized Code”) was developed by the Commonwealth in 2022 as an option for municipalities. The Specialized Code applies to new construction and requires builders to meet high performance standards and prepare buildings for all-electric heating and cooling. Salem City Council voted to adopt the code on January 25th, 2024 with an effective date of July 1, 2024. Adoption of the Specialized Code was identified as an action in Resilient Together, Salem's shared climate action plan with the City of Beverly.
BACKGROUND
Massachusetts municipalities have three choices when it comes to energy codes. There is no ability for a city or town to develop their own energy code. The three levels of energy code are:
- The Base Code
- The Stretch Code
- The Specialized Code
The Base Code is the International Energy Conservation Code (IECC) with Massachusetts specific amendments. Absent adoption of the Stretch or Specialized code, this is the default energy code for all Massachusetts municipalities. The Base Code applies to all construction (new, renovations, alterations, additions) and building types (commercial and residential).
The Stretch Code, named as such because it “stretches” beyond the base code, was first developed in 2009. The stretch code is an above-code appendix to the base code that emphasizes building performance rather than prescriptive measures and is designed to result in cost-effective constructions that is more energy efficient than that built to the base energy code. The Stretch code adds requirements to new construction and larger renovations, alterations and additions that meet certain thresholds for both commercial and residential projects.
Learn more about the updated Stretch Code and the Specialized Code
The Specialized Code builds off the Stretch Code and only adds requirements to new construction. The Specialized Code is found as an appendix to both the Residential Low-Rise Stretch Energy Code (225 CMR 22.00) and the commercial Stretch Energy Code (225 CMR 23.00). The Specialized Code can be summarized as follows:
- No additional requirements beyond the Stretch Code for additions, renovations or alterations
- No additional requirements beyond the Stretch Code for all-electric new construction, except for multi-family housing over 12,000 square feet
- Any new residential or commercial construction using fossil fuel combustion systems (except multi-family housing over 12,000 square feet) will need to:
- Provide pre-wiring for future appliance and HVAC electrification
- Install a minimum amount of solar (with some exceptions for shading)
- Homes over 4,000 square feet must install enough solar or other renewables to offset ALL of the homes energy use
- Any new multi-family housing over 12,000 square feet will need to meet Passive House Standards
- Any new multi-family housing over 12,000 square feet will need to meet Passive House Standards.
Effective Date
The Specialized Code goes into effect on July 1, 2024 in Salem
View the code:
225 CMR 22.00 Residential Low-Rise Stretch Energy Code and Specialized Opt-in Code
225 CMR 23.00 Commercial and other Stretch Energy Code and Specialized Opt-in Code
FAQ
What is Passive House?
Passive House is a design and construction standard, focused first on the enclosure, that produces dramatic reductions in building energy use and carbon emissions. It results in significantly lower total life cycle costs and minimal additional construction costs, while ensuring healthier, more comfortable, and more resilient buildings. Passive House is being used more and more in Massachusetts, especially on affordable housing projects.
Can buildings still have gas cooktops, water heaters, or other appliances along with all electric heating and cooling?
Yes, but this will make the building a “mixed-fuel” building, requiring pre-wiring for future electrification and, in most cases, on-site renewable energy offsets.
Are emergency generators allowed?
Yes, fossil fuel powered emergency generators are allowed for all building types and sizes.
Why is there a pre-wiring requirement?
The Specialized code was developed to be consistent with a net-zero economy in the Commonwealth by 2050. Wiring for electrification is easy and low cost at the time of construction but becomes expensive and time-consuming after construction. The pre-wiring requirement protects against higher consumer costs for future retrofits, which will be necessary to meet the Commonwealth’s climate goals.
How much solar is required for residential buildings using fossil fuels?
One- and two- family dwellings and townhouses that use fossil fuels must install at least 4kW of solar per dwelling unit, except when the solar potential zone area (refer to code definition) is less than 300 square feet. Other low-rise residential buildings that use fossil fuels must install an on-site solar PV system with a rated capacity of not less than .75 W/ft2 of the gross conditioned living area, except when the potential solar zone area (refer to code for definition) is less than 300 square feet or when the building has a permanently installed domestic solar water heating system with a minimum solar savings fraction of 0.5.
How much solar is required for commercial buildings using fossil fuels?
New buildings that fall under the commercia code and use fossil fuels must install on-site renewable energy with a rated capacity of 1.5W/ft2 of the gross conditioned floor area of the three largest floors. Where the building site cannot meet the requirement in full with an off-site system, the building site shall install a partial system sized to at least 75% of the Potential Solar Zone Area (refer to code for definition).
Are there additional Electric Vehicle (EV) charging requirements in the Specialized Code?
No, there are no additional EV charging requirements beyond the Stretch Code.
Will the Specialized Code hinder affordable housing development?
No. State and federal incentives continue to encourage affordable housing while the Specialized Code delivers benefits for residents. New, all-electric homes are typically less expensive to build than mixed-fuel homes. Affordable housing already represents 44% of all residential net zero and net zero ready square footage in Massachusetts. Most affordable housing development will be multifamily housing over 12,000 square feet and therefore required to meet Passive House standards. Affordable housing developers have been some of the earliest to pursue Passive House, because Passive House buildings provide high-quality housing, lower operational costs, durability, and better air quality. Affordable housing developments that pursue Passive House are awarded additional points to qualify for the Low Income Housing Tax Credit (LIHTC). The Mass Save program also provides incentives for multifamily buildings pursuing Passive House. Check out a complete list of federal and state incentives for multifamily developments pursuing Passive House.
Resources:
MA Dept. of Energy Resources (DOER) Code information
Mass Save Technical Support Services: Information on code training and resources. Hotline and email for specific questions on code compliance for code official and others.1-855-757-9717, or email energycodesma@psdconsulting.com.
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