NYC’s Stretch Energy Codes for Municipal Buildings
The New York Stretch Energy Code (NYSEC) represents a significant step in promoting energy efficiency and sustainability within the built environment. Enacted to supplement the existing energy codes, the NYSEC sets higher standards for new construction, major renovations, and alterations, aiming to reduce energy consumption, lower greenhouse gas emissions, and enhance overall building performance. With a focus on advancing innovative technologies, optimizing building systems, and fostering a culture of energy conservation, the NYSEC plays a crucial role in New York State's efforts to mitigate climate change, improve resilience, and create healthier, more sustainable communities. The NY Stretch Energy Code project was undertaken by the New York State Energy Research and Development Authority (NYSERDA) to develop a pivotal tool for New York jurisdictions to support the State’s energy and climate goals by providing more significant savings over the State Energy Conservation Construction Code (the “State Energy Code”) for both residential and commercial buildings. The State Energy Code establishes energy conservation standards for the design and construction of all public and private buildings in the State. NYSERDA designed NY Stretch to allow a municipality to readily adopt a more stringent Local Energy Code by adopting NY Stretch as a supplement to the State Energy Code.
The 2020 ECCCNYS will be the minimum energy efficiency requirement for new buildings in New York State. However, technologies and strategies exist that are significantly more efficient than the state’s minimum code requirements. NY Stretch will be 10–12% more efficient than the 2020 ECCCNYS and significantly reduce energy consumption, operating costs, utility costs, and greenhouse gas emissions. Developers often build homes and buildings to meet the State’s base energy code with lower initial capital costs than energy-efficient or green building designs. This approach passes higher utility costs to renters, tenants, and owners. While homes and buildings built to NY Stretch may cost more initially, long-term energy and cost savings will be passed on to renters, tenants, and owners. Adopting a stretch code also prepares design and construction firms for future state code requirements and can increase property values and overall community attractiveness as more homeowners are seeking green or energy-efficient homes. Multiple popular online real estate websites now have filters for prospective homeowners to search for green or energy-efficient homes. Similarly, more corporations are adopting sustainability plans and initiatives, often including energy efficiency requirements for their buildings.
The benefits can include:
• Reduced energy use compared to buildings that meet current energy codes. NYERDA estimates an average 20% and 7% reduction in energy use for residential and commercial buildings, respectively
• NYERDA estimates an average of 11% cost savings in overall heating and cooling bills
• Reduced building operating costs for the lifespan of the structure
• Healthier and more comfortable buildings: cleaner air inside and outside
• Provisions in buildings for compatibility with solar panels and electric vehicles • Potential increases in property resale value
Adopting a more stringent building standard may result in slightly higher costs for new construction, but these will be offset by the energy cost savings associated with a home that meets NY Stretch. In the case of single-family homes, the costs will be offset within 4 to 8 years, depending on location. Similarly, the costs for a multifamily building can be paid back in 10 years or less. In addition, numerous efficiency programs across the state provide financial incentives for existing homes undergoing significant renovation.
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Voluntary stretch codes are permitted by law in New York State as more restrictive local standards. Communities can benefit from adopting and enforcing a stretch energy code in many ways, including, but not limited to:
• Significant energy and utility cost savings for homeowners, tenants, renters, and building owners
• Reduced building operational costs
• Reduced environmental impact
• Increased occupant comfort and health 2NY-Stretch Energy Code–2020 Frequently Asked Questions
• Increased real estate value and community attractiveness
• Research and development stimulation and commercialization of products that improve energy efficiency performance
• Green job creation related to next-generation technologies, code enforcement, quality control, building commissioning, energy auditing, and modeling, among other things.
A more stringent energy code requires homes and commercial buildings to be more efficient, which reduces the amount of electricity, natural gas, and fuel oil used. While energy efficiency improvements often make sense financially, these improvements may not be implemented for various reasons. Adopting a stretch energy code is an effective way to implement energy efficiency and renewable energy measures, as it will be required by law for the communities that adopt it. In turn, communities that adopt a stretch energy code will reduce energy costs for current and future homeowners and renters and mitigate operating costs for small and large businesses.
The fundamental changes from the 2020 ECCCNYS in NY Stretch include:
• Envelope: improved window performance, air-barrier commissioning, and air-leakage testing • Lighting: reduced interior and exterior lighting power and lighting controls
• Electrical: whole-building energy monitoring
• Renewable and electric vehicle readiness
• Mandatory mechanical ventilation for residential buildings
Residential buildings that meet NY Stretch can save an estimated 19.7% in energy costs compared to those built to the 2020 NYS. Likewise, a homeowner would see, on average, an estimated 19.7% reduction in their utility bill over the course of one year. The prescriptive residential provisions of NY Stretch were modeled using whole-building energy simulation software to quantify energy savings beyond what will be expected under the 2020 NYS.
One drawback is that incremental cost analyses show that the cost to build a new home that meets NY Stretch ranges from $300 to $370 per home for single-family homes. Multifamily apartments will have incremental costs ranging from $1,488 to $1,750 per dwelling unit.
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Based on a NY Stretch cost study of the prescriptive provisions for commercial buildings, the incremental costs and simple payback for the most cost-effective packages are as follows:
Incentives are provided to Businesses and commercial buildings that implement these stringent codes in their structures to increase energy efficiency and do environmental preservation.
In addition, numerous efficiency programs across the state provide financial incentives. These programs can help reduce the up-front cost of complying with NY Stretch and allow for faster returns on investment in energy-saving measures. 3 Urban Energy Management| Nandini Vavhal
Many structures around NY have undertaken these stringent rules and regulations, including the Green Tower, a 20- story commercial office building in downtown New York City. The building was constructed in 2019, focusing on sustainability and energy efficiency, aiming to meet the NY Stretch Energy Code (NYSEC) requirements for commercial buildings. The development team for Green Tower decided to exceed the base energy code requirements and voluntarily comply with the NYSEC to achieve higher energy performance and sustainability. Green Tower incorporated high-performance insulation, low-E windows, and a reflective roof to minimize heat gain and loss; energy-efficient HVAC systems with variable speed controls, demand-based ventilation, and advanced zoning were installed to optimize indoor comfort; LED lighting fixtures with occupancy sensors and daylight harvesting controls were deployed throughout the building to maximize energy savings without compromising lighting quality and lastly they installed rooftop solar panels to generate clean electricity, offsetting a portion of the building's energy consumption and further reducing its carbon footprint. By adhering to the NY Stretch Energy Codes and implementing energy-efficient measures, Green Tower achieved a 25% reduction in energy consumption compared to a similar building constructed to the base energy code. The energy savings translate into significant cost reductions for Green Tower, with annual utility bills lowered by 30%; its commitment to energy efficiency and renewable energy resulted in a 40% reduction in greenhouse gas emissions. Lastly, its adherence to the NYSEC and its energy efficiency and sustainability achievements garnered positive attention from investors, tenants, and industry stakeholders, positioning the building as a leader in green building practices and innovation.
One of the primary challenges is the upfront cost of implementing energy-efficient measures required by the NYSEC. Building owners and developers may face higher initial investments in energy-efficient technologies, materials, and construction practices. This can be a barrier, especially for smaller projects or financially constrained stakeholders. The NYSEC sets higher standards and requirements than the base energy code, leading to increased complexity in design, construction, and compliance processes. Building professionals, including architects, engineers, and contractors, may require additional training and expertise to meet these stringent requirements, which can add to project costs and timelines. Furthermore, implementing advanced energy-efficient technologies and systems, such as high-performance HVAC systems, building automation, and renewable energy integration, can pose technical challenges. Designing and optimizing these systems for maximum energy savings while ensuring reliability and performance requires specialized knowledge and skills. Building professionals and stakeholders may face challenges related to familiarity with the NYSEC and its specific requirements. Lack of awareness, training, or guidance on complying with the code can hinder adoption and implementation efforts, particularly among smaller firms or those with limited resources. Besides, assessing the cost-effectiveness and return on investment of energy-efficient measures mandated by the NYSEC can be challenging. Building owners and developers need to conduct thorough cost-benefit analyses to justify investments in energy efficiency and demonstrate long-term financial benefits, which may require technical expertise and financial modeling. While energy-efficient buildings offer long-term benefits, there may be challenges in convincing buyers, tenants, and investors of the value proposition. Building owners need to effectively communicate the benefits of energy efficiency, such as lower operating costs, improved occupant comfort, and environmental sustainability, to attract market interest and demand. Lastly, the NYSEC must align with other regulatory requirements, building codes, and sustainability policies at the state and local levels. Ensuring coherence and consistency across various regulations and standards can be challenging, especially as energy codes and policies evolve.
In a nutshell, the NY Stretch Energy Code catalyzes positive change in the built environment, driving toward a future where buildings are energy-efficient, environmentally responsible, resilient, comfortable, and economically viable. Its adoption and implementation are critical to creating sustainable cities and communities that thrive in an increasingly complex and interconnected world.
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References
1. Administrator, K. (2021, November 24). The envelope corner: What to know about the NYSTRETCH energy code. Klepper, Hahn & Hyatt. https://khhpc.com/the-envelope-corner-what-to-know-about-the-nystretch- energy-code/ 2. Full Report PDF- https://www.nyserda.ny.gov/All-Programs/Clean-Resilient-Building-Codes/NYStretch- Energy-Code-2020 3. https://lpdd.org/resources/ny-stretch-code-and-energy-conservation-construction-code/ 4. Attended Webinar on YouTube- https://www.youtube.com/watch?v=gRUFnRlV1FY 5. Attended Webinar on YouTube - https://www.youtube.com/watch?v=Ishwr6qF0fo 6. Full PDF on NYSEC Analysis- https://www.osti.gov/servlets/purl/1489815 7. Case Study- Pierre-Louis, K. (2024, April 18). New York’s first electric skyscraper promises Green Luxury Living. Bloomberg.com. https://www.bloomberg.com/news/features/2024-04-18/new-york-s-first-electric- skyscraper-promises-green-luxury-living 8. https://codes.iccsafe.org/content/NYSECC2020P1/effective-use-of-the-energy-conservation-construction- code-of-new-york-state 9. Technical Report PDF- https://www.osti.gov/biblio/1494153 10. NYC Water and Energy Map- https://energy.cusp.nyu.edu/#/ 11. Technical Assistance for the Adoption of Building Energy Codes https://www.energy.gov/scep/technical- assistance-adoption-building-energy-codes
• Sources for the tables provided above on Pages 3 and 4
https://www.nyserda.ny.gov/All-Programs/Clean-Resilient-Building-Codes/NYStretch-Energy-Code- 2020 Table 1 and 2
