Written by Teddy Slosberg with input from Bruce Hampton.

Climate crisis management demands quick and multifaceted responses to ensure that what is built today does not contribute to the issues of the next century, and the buildings we already have can be repaired so that they cease their extraordinary energy consumption. In recent years, state and federal governments have added mechanisms to promote responsible and sustainable building practices. New buildings in Massachusetts must adhere to strict energy performance requirements to be approved for construction. The Stretch Energy Code, an alternative and more aggressive compliance path, was added as optional to the state’s energy code in 2009, enabling building owners to achieve higher energy savings. In January 2023, the residential stretch code was implemented as the code’s base.  In the next 18 months, codes will attempt to force all buildings to comply with Passive House standards (i.e., tight building envelopes, electrification, and low energy consumption). Additionally, rebates and incentives are being introduced to urge developers, companies, and institutions to recognize that lower energy consumption is also good for business. In addition to carrots, cities like Boston and New York attempt to wield the stick by discouraging the use of fossil fuels by fining buildings that fail to meet the updated energy code performance standards.

Massachusetts Department of Energy Resources (DOER) estimates the buildings built after 2023 will comprise 27% of all building space by 2050, leaving more than 70% as existing buildings, and most of these were erected before modern environmental legislation was passed.

While such programs may ensure higher-performing buildings in the future, governments need to address existing building stock. Massachusetts Department of Energy Resources (DOER) estimates the buildings built after 2023 will comprise 27% of all building space by 2050, leaving more than 70% as existing buildings, and most of these were erected before modern environmental legislation was passed. The 2050 Greenhouse Gas (GHG) emissions reduction goal mandates 50% of the reduction required in the building sector. A realistic strategy to radically change the performance of the existing buildings is needed.

In 2012, Bruce Hampton, formerly of Elton Hampton Architects and now of West Work, successfully led the conversion of the Castle Square Apartments into one of the region’s largest Deep Energy Retrofit (DER*) projects and the first DER project in Boston to achieve LEED Platinum. Built in the 1960s, the 7-story apartment building was fully renovated without relocating the residents, many of whom rely on income assistance for their housing. Performance measures included the addition of an insulated exterior shell, extensive air sealing, electric heating/cooling, solar panels, and a variety of sustainable choices.  As reported in the March 2014 issue of Retrofit Magazine, the renovation exceeded most of its goals.

More than 10 years later, Bruce and West Work are currently undertaking the DER of another apartment complex in Boston, and while there has been some progress in DERS – there are more choices for efficient equipment and fixtures – the challenges remain largely the same

It is challenging to gain access to individual electric bills, making it hard to establish a baseline for energy efficiency improvements.  The existing buildings are not uniform, and thus there will be no one-size-fits-all manufactured wall panel that seals the envelope.  High-performance windows and doors are still more expensive than their lower-performing competitors.  However, great strides have been made in energy modeling tools and post-construction assessment.  The Architect/Engineer/Construction (AEC) industry is becoming increasingly comfortable with the designs and construction methods needed to achieve deep energy retrofits.  Having produced multiple models and gathered data, the West Work team is optimistic they can improve Castle Square’s success.

New companies are emerging that promise low-waste and high-efficiency prefabricated construction that promises healthier living. But these greener buildings cannot replace all structures. The cost of such an operation would far outweigh any benefit, and environmentally, this would be more wasteful than leaving these buildings standing. In 2022, the Department of Public Utilities approved a major rewriting of the state plan that provides energy efficiency incentives to consumers. Unlike previous versions of the Mass Save plan, the new one centers on curbing global warming by encouraging people to switch from oil or gas to electric heat or renewable sources and also includes provisions to help make the transition more affordable for people in disadvantaged communities.  With such incentives, renovation should be an increasingly attractive option for building owners. Deep Energy Retrofits have a lot of promise in the future as a big part of an architectural response to climate change.

*A DER is defined as a renovation that results in 50% or higher energy savings.