The East Hampton Town Board took a step closer to adopting a more stringent building code at its work session on Tuesday. Among other things, the new law would require new construction and major renovations to achieve maximum efficiency through technology and design, in an effort to reduce greenhouse gas emissions.
New York State's Energy Conservation Construction Code is based on the International Energy Conservation Code, which is updated every three years. An updated version of the state code went into effect last year. The state has also set a target to have building codes require net-zero energy, meaning a structure would generate as much energy as it consumes, by 2031. In 2014, the town set a goal of achieving all of its energy needs from renewable sources by 2030.
The voluntarily adopted NYStretch Energy Code lists requirements for building envelopes, including window performance, increasing insulation standards, air-leakage testing, and air-barrier commissioning; lighting, by switching to LED and solar-powered lighting and lighting controls; ventilation, such as balanced mechanical ventilation for residential buildings; future compatibility, requiring renewable and electric vehicle readiness, and energy generally, including whole-building energy monitoring. It is approximately 20 percent more efficient in residential buildings and 7 percent more in commercial buildings than the current statewide code, said Lauren Steinberg, a senior environmental analyst with the town's Natural Resources Department.
Residential and commercial buildings account for nearly 60 percent of energy consumption in the state, said Gordian Raacke of Renewable Energy Long Island. "That means that when we take steps to make buildings, and new buildings, more energy-efficient, it can make a big difference in reducing wasteful energy use and harmful air emissions."
In order to achieve the state goal of net-zero energy buildings, "we have to achieve 10-percent code improvement every three years," Mr. Raacke said. NYStretch "is designed for that purpose." This is achievable, he said, pointing to similar improvements in previous building code updates.
"Why would we want to do stricter energy-efficiency building codes now?" he asked. "We know that buildings last for many decades," with long-lasting impacts of poor insulation, air leakage, and other substandard features. "We know that adopting a stricter building code will help us meet town policies" such as the 100-percent renewable goal. The state Energy Research and Development Authority (NYSERDA) classifies the NYStretch Code as a high-impact action under the state's Clean Energy Communities program, under which participating municipalities are eligible for grant funding for projects that reduce energy use and/or greenhouse gas emissions.
The Home Energy Rating System index is theÊindustry standard by which a house's energy efficiency is measured. A net-zero house would have a HERS index of zero; East Hampton's code, Ms. Steinberg told the board, requires houses up to 4,500 square feet to have an index of 54 or lower, and 35 or lower for those greater than 4,500 square feet, based on gross floor area. "To improve on existing code requirements, we're proposing . . . to require lower scores." The 54 index would be lowered to 50, and from 35 to 31 for larger houses.
It is costly and difficult to retrofit buildings, Mr. Raacke said. "Building it right the first time around is the right thing to do. Adoption of the code means we'll save energy, save money, and help us reach our energy goals." The town's energy sustainability committee has endorsed the proposed action, which is aligned with the town board's recent climate emergency declaration. "We would urge you to consider it for adoption," he said.
The discussion is happening amid a construction boom in East Hampton. Despite the pandemic-induced pause last year, 62 building permits were issued for new construction, Ms. Steinberg said, the majority for houses between 3,000 and 4,500 square feet. "The number of new house permits for just March is 14," Supervisor Peter Van Scoyoc noted, among 168 building permits issued over all last month. "That's a huge number, a significant upswing. The current trend is, a lot of real estate changed hands, a lot of additions are going on, but also a fair amount of new construction."
Adopting more stringent building requirements would add modestly to the upfront cost of a house, Ms. Steinberg said, but the expense would pay for itself through savings on energy costs. Buyers would also own a more comfortable, healthier building with greater value.
Those costs spurred a discussion of mitigation for first-time homebuyers reliant on the local economy, as opposed to second-home buyers. "I am sensitive to putting that additional burden up front," Mr. Van Scoyoc said, "which may mean the difference between qualifying for a mortgage" or not. A different standard might be applied to new construction of less than 2,000 square feet, he suggested, or, initial payments might be assisted with low-cost loans or another means, "so it's not an impediment." The initial costs may be greater, he said, "but when you look at the additional savings on energy, coupled with climate and environmental benefits, it's a huge value for all of us."
