Update: The Clean and Affordable Buildings Ordinance (CABO) was sent to the rules committee today, 1/24/24. It will need 26 votes to be re-referred to the environmental protection and energy committee. [Per Heather Cherone]
Name: Clean and Affordable Buildings Ordinance (CABO) Purpose: Improve indoor air quality, reduce heating costs, and reduce the city’s contribution to climate change Mechanism: By amending the Chicago Construction Codes, new construction residences would not be able to have most types of combustion [1] used as the source of energy for cooking, water heating, and space heating [2].
The bulk of the code amendment is shown below.
The Clean and Affordable Buildings Ordinance would amend Chicago Construction Codes section 14N-R6.
This follows a previous building code amendment that required that any new construction housing built with combustion appliances also has the necessary electricity infrastructure – like higher amp circuits and higher voltage outlets – to enable swapping appliances for electric-only models. The Chicago Energy Transformation Code took effect November 1, 2022.
Many buildings are already being built all-electric because of the cost savings for builders and tenants, simpler designs, and the desire by some tenants to have cleaner indoor air. ComEd has an electric homes program that pays builders up to $5,000 per unit for going all-electric.
Earlier this month I toured a 15-unit all-electric apartment building on the Near West Side. Open the utility closet and there are familiar appliances, but they happen to be powered by (mostly) nuclear-generated electricity instead of gas. The water heater, for example, captures heat in the ambient air and converts that to heat in the water, and uses an electric resistance heater to amplify the ambient air. The rooftop heat pump is both a space heater and an air conditioner.
I believe that most tenants will realize at least a small improvement in their living arrangements by moving from a place that uses gas for heating and cooking to a place that is all-electric. In fact, I think they will ultimately appreciate the lower energy costs – the most significant cost change is the lack of a $30-50 monthly customer charge from Peoples Gas.
Additionally, much of the costs of buying and installing electric appliances in new construction homes (and renovated homes) is being subsidized by the Inflation Reduction Act.
The ordinance’s next steps are to be assigned to a City Council committee, passed out of that committee, and passed out of City Council. The ordinance’s standards would be effective 12 months after passage and apply to building permit applications filed on and after that date.
[1] Appliances that use a fuel source that when combusted emit less than 25 kilograms of CO2 per million BTU would be permitted, as would the combustion of wood in a fireplace or for cooking purposes. [2] Combustion fuel used for “emergency and standby electricity” is excepted.
After the bill drama with Peoples Gas last year, in which I was billed a $50 “base” fee per unit per month for the privilege of having a gas line to my house, I decided to make the gut rehab of my two flat all electric. I think that making an all electric house is easy, but it takes a lot of research to know what that means and how to select materials and appliances.
I have several reasons for keeping natural gas out of my house:
Natural gas has point source emissions causing indoor air pollution that need to be vented and evacuated properly (gas stovetops emit methane into your kitchen, so turn on your hood that hopefully vents to the outside)
The price of natural gas is not falling as fast as electricity is falling
Electricity is more and more likely to come from renewable sources, especially in Illinois because of our state policies that require ComEd and Ameren to buy more and more power from renewable sources
A future photovoltaic solar panel array could be integrated and some of the electricity in the house would come from its own generator
Without gas pipes in the house, there is less infrastructure to build and maintain
Climate change is continuing to make life harder for the world’s inhabitants and electrical heating & cooling causes less fossil fuel emissions (“An electrified home uses 8,333 more kWh annually than a gas (or propane) home but displaces 96 million BTU of fossil fuel use.”Elevate+Rocky Mountain Institute study)
There are still some downsides to having an all electric house, namely when the power goes out on the block then nothing in the house will turn on. There are solutions, for this, though, including integrating a battery pack or using a fossil fuel-powered generator with its own tank.
The Passivhaus-certified single-family house in Hyde Park that I toured in 2018 has a small natural gas-powered generator in the rear yard, fueled by a typical Peoples Gas supply line.
What does it mean to have an electric house?
I think there are three categories of choices that one makes, about visible appliances, invisible appliances, and heating & cooling.
A visible appliance is one you use directly and frequently, like an oven and a clothes dryer. These are essentially the only two appliances that have gas and electric versions and electric versions are just as commonly available as gas version.
An invisible appliance is one that’s in a closet or in the basement, like a water heater. Most people I know have a gas-powered water heater (usually a tank, not tankless), and there are two kinds of electric water heaters (which I detailed in Two-flat journal 3). Again, these are very common and electric water heaters (standard with resistance heating, tankless, and hybrid heat pump) can be picked up anywhere a gas-powered water heat can be purchased.
Think of a heat pump as a “reversible air conditioner”: an air conditioner removes heat in the air of a space and puts it outside, while a heat pump “removes” the heat in the air of the outside and puts it inside.
Heating & cooling is the complicated category of the three. A typical new construction house or condo has gas forced air for heating, a condenser for air conditioning, and the air is pushed through the house via ducts. In the electric universe, however, mini splits/air source heat pumps have been around for 40 years and are extremely efficient at both heating and cooling. In cold climate region 5, where Chicago is, air source heat pump manufacturers have additional products to deal with the extreme cold temperatures.
Going electric in the heating and cooling category is the only one that necessitates deeper research on windows, wall assembly, and insulation to go beyond the basic energy efficiency code (Illinois Energy Conservation Code 2018). While the air source heat pump is efficient (some have a coefficient of performance, COP, of 3-4, meaning it transfers three to four times as much heat energy to the house as the energy they consume) it will work very hard to keep a house warm during negative temperature days (F°) and thus it’s important to have a well-sealed house so the conditioned air you’re paying for doesn’t escape.
If you want your house to be all electric, a lot of these choices can be made over time. For example, you can stop the air pollution by buying a range with an induction cooktop, which is extremely efficient, safe for households with children, and very easy to clean. I like to cook soup in my Dutch oven (which is compatible with induction cooktop) and I would rather not have to have the burner on for an hour, accompanied by a noisy vent fan.
Financial benefits of an all electric house
In addition to certain federal tax credits for replacing certain appliances, which you can claim when you file your tax return, there are often local incentives. ComEd has a new Electric Homes program that offers $4,000 cash (to the builder or general contractor) for an electric house (new construction or renovation) that meets their requirements. (2021 is the second year in operation, and there’s no guarantee it will operate next year.)
From ComEd’s marketing:
Building your clients’ dream homes – why not make them energy efficient?
ComEd provides a $2,000 incentive per home for electric homes new construction! All-electric home construction can sound daunting at first, but with the knowledge and help of ComEd, you too can benefit from tight envelope, all-electric HVAC, heat pump water heating, lighting and appliances. Construction of single-family homes, duplexes, townhomes, and 2-4 flats are eligible.
Make the jump to high-quality, next-generation, electric homes. Reduce energy bills while providing superior comfort. Prepare for a clean, resilient energy future.
Learn about additional clean energy strategies like solar power, electric vehicle charging, smart homes and induction cooking.
I’ve done a lot of research on appliances in all three categories because my architect needs to know exactly which appliances I’m selecting so the kitchen, utility closet, basement, and other spaces can be designed to fit them. Thankfully, a lot of appliances have similar dimensions so it’s easy to match the available space with the catalog of laundry machines, refrigerators, etc.
My architect and I reviewed a printed set of plans last week, mainly so he could alternate between drawing on AutoCAD and marking up issues.
There are two main attributes to watch for when selecting electric appliances: the yellow Energy Guide label that estimates the annual cost of operating the appliance, and whether it has Energy Star certification. One of the ComEd Electric Homes requirement is that every appliance that can be Energy Star certified is – I’ve found that there are no certified ranges.
My favorite place to shop for appliances online is Abt. When I polled my Twitter followers last summer for appliance store recommendations, Abt was overwhelmingly the most recommended store.
Note: I have no idea which ones will be in stock when it comes time for me to buy any of them, but these are the ones I would pick right now.
All appliances and equipment are Energy Star-certified except where noted.
Visible appliances
Dishwasher. I’ve got three options on my list (each costs less than $500):
Frigidaire FCRE3052AB ($629) – Not Energy Star certified, not induction
Frigidaire GCRI3058SS ($1,169) – Not Energy Star certified, yes induction
Invisible appliances
Water heater. Something to know about tankless is that it’s not necessary to have a single tankless source for the whole house, as it’s possible to have multiple tankless water heaters at each water source, sized to the need – the kitchen sink can have one, and the shower and the lavatory can share another. The hybrid heat pump water heater currently has a 10% federal tax credit, up to $300.
Rheem brand’s “Performance Platinum 40 Gal. 10-Year Hybrid High Efficiency Smart Tank Electric Water Heater” (Home Depot)
Each dwelling unit will have the same water heater but may not have the same kitchen and laundry appliances.
Clothes washer. Stacked, to save space, from (each is about $800):
Mini split systems have two parts: An outdoor condensing unit and one or more indoor fan units. They’re connected by a refrigerant line, an outgoing condensation line, and electricity from the outdoor unit to the indoor units that is routed through a small diameter (3″) hole in the exterior wall.
Three larger-capacity heat pumps on the roof of a new construction and all-electric three-flat in Pilsen. Photo: Steven Vance.
There are several options for indoor units: Wall-mounted, ceiling mounted cassette, ceiling mounted box, and ducted (the outdoor unit will provide the hot or cold refrigerant and the ducted unit will blow air through a duct network). My architect and I have selected two ceiling-mounted cassettes per dwelling unit; these fit within the 16″ between joists and avoids the protrusion of wall-mounted units.
Outdoor unit, Mitsubishi MXZ-3C30NAHZ2 (Ecomfort, $3,365 x2)
Ceiling cassette indoor unit, Mitsubishi MLZ-KP09NA (Ecomfort, $895 x4)
I will need a venting system to exchange fresh air into each dwelling unit, without relying on the typical situation where the leakiness of houses brings in fresh air. An energy efficient way to do this is to use an “energy recovery ventilator” (ERV) that transfers the heat or chill of outgoing conditioned air to incoming fresh air to reduce the amount of energy that the heat pump would expend to warm or chill the incoming air.
An alternative to ducted ERVs is to use a wall-mounted model, such as the Zehnder ComfoAir 70 ventilation unit, Holtop ERVQ-B150-1A1F, or Blauberg VENTO Expert A50-1 W (that’s on Blauberg’s German-market website, and that company has a subsidiary called VENTS that has an American-market website). There’s also Panasonic’s WhisperComfort ($420) that can be mounted on the wall or ceiling. However, I need to verify that either has air moving capacity required by the indoor air quality standard ASHRAE 62.2, specified in the ComEd Electric Homes program. It might be possible to use two of these, including one in the bathroom.
What’s missing
Oh, one more thing, the electrical panels in the basement will need to be replaced (which is part of the replacement of the entire electrical system), and ComEd will likely need to string higher-amperage lines from the alley overhead power lines to the house. This area requires more research and possible a conversation with an electrical contractor or ComEd. I’m currently assuming that I can specify that the electrical contractor will handle this with ComEd.
One of the first things I did after I bought a two-flat in July was contact Peoples Gas and Comed to ensure utilities were in my name, and that the utility connections would not be interrupted.
A few days later I decided that I wasn’t going to move in, because I wanted to make a good amount of changes and the best time to do that would be when nobody is living there. “Good amount of changes” turned into “gut rehab”. One of my friends is an architect and we (mostly him) are drawing permit plans right now.
It wasn’t until a week ago (8 weeks since I bought the house) that I realized there’s no reason to be paying for Peoples Gas to maintain a connection when I’m not using natural gas.
I’m writing this journal entry to exclaim how expensive it is to just “leave the gas line connected”.
It costs $50 per month per unit to have the privilege of possibly purchasing the delivery of natural gas through a pipe. Both units used 0 therms in the longest-period bill I received. (I received three bills, only one of which was for 30 days.)
The bill for the only 30-day period Peoples Gas served one of the units in my two-flat. Both units are unoccupied until after the gut rehab is completed. See the “customer charge”, which is the charge just to have an account open and for the potential to use gas.
I’ve got to pay $50 per unit for no gas.
I visited a three-flat under construction in Pilsen on Friday, and talked to the developer, Brent. He described how he’s following high-efficiency building wall standards to create a “tight envelope” (one in which very little air can leak) so that the tenants can “receive the comfort they’re paying for”. When it comes to setting the thermostat, the air delivered by HVAC machines should match that exactly, no more, no less. No oversized furnaces pushing too much heated air because so much of the air leaks through the walls and windows.
And, as a way to control costs, Brent will not connect a natural gas pipe to the building, mostly because of the expensive and default customer charge that persists even when no gas is used. A VRF (variable refrigerant flow) and heat pump machines will be entirely powered by electricity to serve the tenant’s heating and cooling needs.
Brent said that the tight building envelope coupled with the high-efficiency HVAC means that it’s more cost effective to use electricity to heat a house than natural gas.
After our meeting, I looked again at my final bill from Peoples Gas (I closed the account two days prior) and understood what Brent was saying about controlling costs. With an electric water heater and an electric range, there’s no need to have any gas connection.
I will probably have to keep the gas at my two-flat, to power the furnaces, because I don’t have the expertise or financial resources to renovate an existing building to have a tight enough envelope to make electrically-generated heat more cost effective than gas-generated heat.
Update January 13, 2021: I turned off the gas and closed the accounts so I don’t have to waste any money while I’m not living there (a gut rehab still needs to happen).
To keep water pipes from freezing and bursting I cleared the vast majority of water lines and added an electric pipe heating cable to keep the remaining sections warm.
The two water service pipes (I don’t know why there are two) have an electric pipe heating cable and are wrapped in foam insulation. The cable has a thermostat that touches the pipe and starts heating when the pipe drops to 38°F. The pipe is heated until the thermostat detects ~46°F.
