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State and Local
Energy and Environment Program
LOCAL GOVERNMENT CLIMATE AND ENERGY STRATEGY SERIES
Energy Efficiency
in Affordable
Housing
A Guide to Developing and Implementing
Greenhouse Gas Reduction Programs
U.S. ENVIRONMENTAL PROTECTION AGENCY
2018
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EPA's Local Government Climate and Energy
Strategy Series
The Local Government Climate and Energy Strategy Series provides a comprehensive, straightforward overview of
greenhouse gas (GHG) emissions reduction strategies that local governments can employ. Topics include energy efficiency,
transportation, community planning and design, solid waste and materials management, and renewable energy. City, county,
territorial, tribal, and regional government staff and elected officials can use these guides to plan, implement, and evaluate
GHG reduction and energy projects.
Each guide in the series provides an overview of project benefits, policy mechanisms, investments, key stakeholders, and
other implementation considerations. Examples and case studies highlighting achievable results from programs
implemented in communities across the United States are incorporated throughout the guides.
While each guide stands on its own, the entire series contains many interrelated strategies that can be combined to create
comprehensive, cost-effective programs that generate multiple benefits. For example, efforts to improve energy efficiency
can be combined with transportation and community planning and design programs to reduce GHG emissions, decrease
the costs of energy and transportation for businesses and residents, improve air quality and public health, and enhance
quality of life.
All guides in the series are available at https://www.epa.gov/statelocalenergy/local-government-strategy-series.
Local Government Climate and Energy Strategy Series
ENERGY EFFICIENCY
COMMUNITY PLANNING AND DESIGN
Energy Efficiency in Local Government Operations
Energy Efficiency in K-12 Schools
Energy Efficiency in Affordable Housing
Energy-Efficient Product Procurement
Combined Heat and Power
Energy Efficiency in Water and Wastewater Facilities
SOLID WASTE AND MATERIALS MANAGEMENT
RENEWABLE ENERGY
Green Power Procurement
Smart Growth
Urban Heat Island Reduction
Resource Conservation and Recovery
TRANSPORTATION
Transportation Control Measures
On-Site Renewable Energy Generation
Landfill Gas Energy
Please note: All web addresses in this document were working as of the time of publication, but links may break over
time as sites are reorganized and content is moved.
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TABLE OF CONTENTS
Executive Summary v
1. Overview 1
2. Benefits of Energy Efficiency in Affordable Housing 2
3. Planning and Design Approaches for Energy Efficiency in Affordable Housing 5
Improving Energy Efficiency in Existing Affordable Housing 9
Evaluate Home Energy Consumption 9
Develop an Action Plan to Improve Energy Efficiency 10
Energy Efficiency in New Affordable Housing 13
Energy-Efficient New Home Features 13
Planning and Designing Energy-Efficient New Affordable Housing 13
Energy Efficiency in Green Affordable Housing 15
4. Key Participants 16
5. Opportunities for Local Governments to Support Energy Efficiency in Affordable Housing 20
6. Strategies for Effective Program Implementation 22
Strategies for Working with Developers and Other Affordable Housing Stakeholders in the Community 23
Strategies for Working with Federal, State, and Local Government Agencies 25
7. Investment and Financing Opportunities 26
Investment 26
Financing 28
Financial Vehicles 28
Funding Sources 30
8. Federal, State, and Other Program Resources 32
Federal Programs 32
State Programs 34
Other Programs 34
9. Case Studies 37
Philadelphia Housing Authority and the City of Philadelphia: Reducing Energy Costs for Public and Private Affordable
Housing 37
Program Initiation 37
Program Features 37
Program Results 38
Austin, Texas: Energy Conservation Audit and Disclosure Ordinance for Multifamily Buildings 39
Program Initiation 39
Program Features 40
Program Results 41
10. Additional Examples and Information Resources 41
11. References 47
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EXECUTIVE SUMMARY
Developing and Implementing Energy
Efficiency Programs
Saving energy through energy efficiency improvements
can cost less than generating, transmitting, and
distributing energy from power plants. As shown in the
box to the right, energy efficiency also provides a range of
important environmental, public health, and economic
benefits.
Local governments can promote energy efficiency by
developing and implementing strategies that improve the
efficiency of municipal facilities and operations and/or
encourage energy efficiency improvements in
residential, commercial, and industrial sectors. The
energy efficiency guides in this series describe the
process of developing and implementing strategies,
using real-world examples, for improving energy
efficiency in local government operations and in the
community.1
Energy Efficiency in Affordable Housing
With the help of local governments, many low-income
households are reducing housing costs and greenhouse
gas (GHG) emissions by using energy more efficiently.
Energy costs can contribute substantially to the overall
financial burden of housing, and can make housing
unaffordable for many low-income families. This guide
describes how local governments have planned and
implemented programs to reduce the energy-cost burden
on low-income households while also generating other
energy, environmental, and economic benefits for the
local community and region. It is designed to be used by
public housing authorities, other public and private
entities that provide affordable housing assistance, local
government staff, elected officials, and citizen groups.
Readers of the guide should come away with an
understanding of options for improving energy
efficiency in affordable housing, a clear idea of the steps
and considerations involved in developing and
implementing the various options, and an awareness of
expected investment and funding opportunities.
The guide describes energy, environmental, and
economic benefits of energy efficiency in affordable
housing (Section 2); planning and design approaches
(Section 3); key participants and their roles (Section 4);
policy mechanisms that local governments have used to
support programs for energy efficiency in affordable
housing (Section 5); implementation strategies for
effective programs (Section 6); investment and financing
opportunities (Section 7); federal, state, and other
program resources that may be able to help local
governments with information or financial and technical
assistance (Section 8); two case studies of successful
local government programs for improving energy
efficiency in affordable housing (Section 9); additional
examples and information resources (Section 10); and
finally, Section 11 includes references cited in the text.
Additional examples of successful implementation are
provided throughout the guide.
THE MANY BENEFITS OF ENERGY EFFICIENCY
Energy
savings
Disposable
security
Public
delivery
Energy-efficiency
improvement
management
impacts
Employment
productivity
Poverty
well-being
Energy efficiency improvements can lead to positive impacts
in each of the areas shown in the outer ring of the figure.
For example, increasing energy efficiency can reduce GHG
emissions, improve energy security, enhance industrial
productivity, improve health and well-being, increase
employment, reduce air pollution, and increase disposable
income.
Source: International Energy Agency, 2014.
1 See the guides on local government operations, K-12 schools, energy-
efficient product procurement, combined heat and power (CHP), and water
and wastewater facilities in the Local Government Climate and Energy
Strategy Series, available at https://www.epa.gov/statelocalenergy/local-
goveriimeiit-strategy-series.
EXECUTIVE SUMMARY
Energy Efficiency In Affordable Housing | Local Government Climate and Energy Strategy Series
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Relationships to Other Guides in the
Series
Local governments can use other guides in this series to
develop robust GHG reduction and energy programs that
incorporate complementary strategies. For example, they
can combine energy efficiency improvements in
affordable housing with smart growth strategies, urban
heat island reduction techniques, and transportation
control measures to develop integrated plans for
community development that maximize improvements to
the economic and social well-being of low-income
residents, while reducing GHG emissions and air
pollution. Local governments can also integrate CHP
systems and energy-efficient products into affordable
housing to ensure ongoing energy and costs savings, and
help achieve GHG reductions.
See the box to the right for more information about
strategies that complement energy efficiency
improvements in affordable housing. Additional
connections to related strategies are highlighted
throughout the guide.
RELATED GUIDES IN THIS SERIES
• Community Planning and Design: Smart Growth
Smart growth involves development that benefits the
economy, the community, the environment, and public
health. Smart growth principles favor the strategic location
of transit services, residences, and commercial
development, which can reduce the transportation costs
of low-income households and improve housing
affordability.
• Community Planning and Design: Urban Heat Island
Reduction
Dark-colored buildings, paved surfaces, and reduced tree
cover in urban areas create "islands" of warmth, with
impacts on air quality, energy use, and public health. Low-
income residents are among the most vulnerable to these
impacts, and measures to reduce urban heat islands can help
reduce home energy use while providing other
environmental and health benefits.
• Transportation: Transportation Control Measures
Transportation control measures are strategies that
reduce vehicle miles traveled and improve roadway
operations to reduce air pollution, GHG emissions, and
fuel use from transportation. Measures such as public
transportation improvements and expanded commuter
choices can provide additional reductions in the energy-
cost burden of low-income households.
• Energy Efficiency: Combined Heat and Power
CHP, also known as cogeneration, refers to the
simultaneous production of electricity and thermal energy
from a single fuel source. Utilizing CHP systems in
affordable housing can significantly improve home energy
efficiency and help to reduce GHG emissions.
• Energy Efficiency: Energy-Efficient Product Procurement
Many local governments are saving energy by requiring
that the energy-using products they purchase meet energy
efficiency criteria. By promoting the use of energy-efficient
products in affordable housing, local governments can
help reduce energy loads and increase the cost-
effectiveness of other energy efficiency activities,
benefiting both low-income residents and building
owners.
vi EXECUTIVE SUMMARY
Energy Efficiency In Affordable Housing | Local Government Climate and Energy Strategy Series
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1. OVERVIEW
Local governments can create economic, environmental,
and public health benefits for their communities by
improving energy efficiency in affordable housing.
Households across the nation spend $230 billion on
energy to heat, cool, light, and live in their homes each
year, and residential energy use accounts for more than
20 percent of the nation's total energy consumption
(U.S. EIA, 2012, 2017). These energy costs contribute to
the overall financial burden of housing, and can make
housing unaffordable for many families.
Low-income households spend about twice as much on
energy, as a percentage of income, as the average
household (U.S. EIA, 2013b). In 2014, close to
40 million households spent 30 percent or more of their
incomes on housing—the threshold used by the
U.S. Department of Housing and Urban Development
(HUD) to identify affordability (see text box to the right)
(Harvard University, 2016). Low-income households
may experience a higher energy cost burden for two
main reasons: 1) the percentage of income used to pay
for energy generally declines as income increases, and
2) outdated equipment and poor housing conditions can
lead to higher than average energy use and costs. For
example, many low-income households tend to have
poor insulation, drafty doors and windows, and
inefficient appliances.
The American Council for an Energy-Efficient Economy
estimates that 35 percent of the energy cost burden
experienced by low-income households could be
alleviated if low-income housing were brought up to the
efficiency level of the average U.S. home (ACEEE,
2016a). By designing energy efficiency programs to
serve affordable housing, local governments can help
address this energy burden while taking significant steps
toward meeting their energy and environmental goals,
and providing multiple benefits to owners and renters.
Improvements in energy efficiency can reduce low-
income households" vulnerability to energy price
fluctuations; free up money for other uses; improve
comfort, indoor air quality, and health; and create
economic and environmental benefits for the local
community and region, such as increased employment
and reduced demand for federal assistance program
resources (U.S. EPA, 2011). Local governments can
maximize these benefits by using a whole-building
approach to energy efficiency that treats the building as
an integrated system, incorporating onsite or
community-based renewable energy technologies2 and
green building techniques, and considering surrounding
land uses and location when planning housing design
and development.3
Local governments can work with a range of stakeholders
to improve energy efficiency in affordable housing. Some
local governments own and develop their own affordable
housing, and can take direct action to implement energy
efficiency projects in these developments. Local
governments that do not own or manage affordable
housing developments can leverage relationships with
developers, homeowners, and other public and private
organizations to improve energy efficiency in existing
affordable housing, and to design new affordable housing
to achieve superior energy performance.
" For more information on renewable energy opportunities, specifically for
federally subsidized housing, see HUD's RenewSOO Initiative website,
available at httpsJ/www.hudexchange. info/prograiiis/renewable-energy/
3 For example, local governments can integrate their energy efficiency
efforts in affordable housing with smart growth and transportation
strategies to put development in locations that are well-connected to the
region by public transit, take advantage of existing infrastructure, and are
affordable for residents with a range of incomes. For more information, see
the Smart Growth and Transportation Control Measures guides in the
Local Government Climate and Energy Strategy Series, available at
https://www.epa.gov/statelocalenergy/local-goveritmeiil-strategy-series.
AFFORDABLE HOUSING
This guide focuses on strategies to improve energy
efficiency in subsidized affordable housing that is intended
for low-income households.
Subsidized affordable housing includes both public housing,
in which a government agency pays all or a portion of the
occupants' monthly housing cost; and private housing,
whose owners receive tax credits and other subsidies to set
aside a percentage of their dwellings for low-income
households.
Owners of subsidized affordable housing may include:
• Local governments;
• Community development corporations (CDCs);
• Public housing authorities (PHAs); and
• Other public and private entities.
HUD defines affordability as meaning that no more than
30% of a household's annual income is spent on housing
(U.S. HUD, 2007a). The affordable housing market is an
amalgamation of programs operated by federal and state
agencies and government-sponsored enterprises, each with
its own set of rules, including income limits.
Energy Efficiency In Affordable Housing | Local Government Climate and Energy Strategy Series
1. Overview 1
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Efforts to improve energy efficiency in affordable
housing face a number of barriers, many of which can be
addressed through effective program design. For
example, owners and tenants of affordable housing often
lack capital, access to credit, and the expertise necessary
to implement energy efficiency improvements. In
apartments where tenants pay the energy bills, owners
may have little incentive to make efficiency upgrades,
and program eligibility gaps can leave some low-income
households struggling to pay their energy bills (Energy
Programs Consortium, 2013). In addition to the
examples throughout this guide, U.S. Environmental
Protection Agency's (EPA's) Bringing the Benefits of
Energy Efficiency and Renewable Energy to Low-
Income Communities series provides case studies and
profiles of programs that have successfully addressed
these barriers (see the text box on page 23 for more
information).
This guide focuses on how local governments can take
an active role in improving energy efficiency in
affordable housing units they own and develop, and
advance energy efficiency in affordable housing owned
and developed by other public and private entities, such
as CDCs and PHAs.4 It provides information on the
benefits of improving energy efficiency in affordable
housing, expected investment and funding opportunities,
and case studies. Section 10, Additional Examples and
Information Resources, provides a compilation of further
examples and sources of information.
2. BENEFITS OF ENERGY EFFICIENCY
IN AFFORDABLE HOUSING
Improving energy efficiency in affordable housing can
have many energy, environmental, and economic
benefits. These benefits generally accrue to the
homeowner and/or renter, but can also extend to the
local community and region. Local governments can
promote energy efficiency in affordable housing to:
Reduce greenhouse gas (GHG) emissions and other
environmental impacts. Improving energy efficiency in
affordable housing can help reduce emissions of GHGs
and criteria air pollutants by decreasing consumption of
fossil fuel-based energy. Fossil fuel combustion for
electricity generation accounts for 37 percent of the
nation's carbon dioxide (CO2) emissions, a principal
GHG; 68 percent and 14 percent of the nation's sulfur
4 This guide refers to these various stakeholders collectively as
"developers."
dioxide and nitrogen oxide emissions, respectively,
which can lead to smog and acid rain; and trace
amounts of airborne particulate matter that can cause
respiratory problems for many people (U.S. EPA,
2016f, 2017a). An ENERGY STAR certified new
home can achieve GHG emissions reductions of up to
2 metric tons of CO2 each year (U.S. EPA, 2016a).5
I®! The City of St. Louis, Missouri, has
incorporated a number of affordable housing
strategies into its sustainability plan, including a
strategy to improve energy efficiency in public
housing through a weatherization program,
energy audits, lighting and appliance upgrades,
green or reflective roofing installations, and
building energy system upgrades. The city will
count energy savings from these improvements
toward its goal of reducing GHG emissions
80 percent by 2050. Under the St. Louis Climate
Action Plan, released in 2017, the city will
establish an energy efficiency concierge service
to improve energy efficiency in multifamily
affordable housing (St. Louis, 2013,2017).
Reducing energy consumption can also help achieve
other local government environmental objectives, such
as resource conservation and pollution prevention. For
example, purchasing an ENERGY STAR certified
energy-efficient clothes washer to reduce energy bills
5 Energy use in the residential sector accounts for 20 percent of all
U.S. GHG emissions from fossil fuel combustion (U.S. EPA. 2016f.
COST-SAVINGS BENEFITS ARE ACCRUING TO RESIDENTS
AND BUILDING OWNERS
An Elevate Energy study assessed the economic and other
benefits reported by residents and owners of an affordable
multifamily development in Chicago following energy
efficiency improvements that included air sealing, roof
cavity insulation, and furnace replacement. Tenants in
these buildings pay for their own gas and electricity.
The study found that post-retrofit energy savings, shared
between building owners and tenants, amounted to 10
percent of the buildings' total utility expenses. Building
owners' expenses for repairs and maintenance declined by
17% after the retrofits. Most residents reported improved
comfort, 70% said they planned to renew their leases, and
about 33% said they felt more confident and less stressed
about paying rent and utility bills after the retrofit.
Source: Elevate Energy, 2014a.
2 2. Benefits of Energy Efficiency in Affordable Housing
Energy Efficiency In Affordable Housing | Local Government Climate and Energy Strategy Series
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can also help lower a water utility's costs and decrease
the amount of used water that enters the wastewater
system (U.S. EPA and U.S. DOE, 2008).
Reduce energy costs. Energy costs consume 7 percent
of total annual income for low-income urban
households (compared with a national average of only
3.5 percent), and energy costs are typically the highest
controllable operating expense in affordable
multifamily housing (Energy Efficiency for All and
ACEEE, 2016). Reducing operating expenses helps
providers of affordable housing maintain reasonable
rents, ensuring that housing remains affordable.
According to EPA, ENERGY STAR certified homes
are at least 10 percent more energy efficient than
homes built to code and achieve a 20 percent
improvement on average, while providing
homeowners with better quality, performance, and
comfort. The U.S. Department of Energy (DOE)
estimates that improvements to existing homes such as
eliminating air leaks and upgrading heating and
cooling equipment can save homeowners between
$200 and $400 per year on their utility bills on
average (U.S. DOE, Undated).6
In affordable housing rentals, utility savings can
accrue to the renter or the building owner (Shafer,
2003).7 In some affordable housing units, utility costs
are embedded in rent payments, whereby the building
owner will reap the direct benefits of energy
efficiency improvements, with the resident benefiting
indirectly from the potentially lower risk of a rent
increase. In such cases, residents may have no obvious
incentive to reduce their energy use and education is
critical. When residents pay utility bills directly, they
are the direct beneficiaries of much of the energy cost
savings; building owners can still benefit from
reduced energy consumption in building common
areas, lower operations and maintenance costs, and
reduced tenant turnover and vacancy rates (Elevate
Energy, 2014b).
Create jobs and develop markets. Investing in energy
efficiency can stimulate the local economy and
encourage the development of energy efficiency
service markets. Across the nation, 2.2 million
Americans were employed, in whole or in part, in the
design, installation, and manufacture of energy
6 The average household utility bill is approximately $2,000 per year
(U.S. DOE, Undated).
7 Some PHAs provide subsidies to private landowners to develop and
manage public affordable housing units.
efficiency products and services in 2017, an increase
of 133,000 jobs over 2016 (U.S. DOE, 2017d).
KING COUNTY HOUSING AUTHORITY—WEATHERIZATION
PROGRAM
The King County Housing Authority (KCHA) typically invests
$4-5 million annually in weatherizing and repairing
affordable housing units in King County, Washington.
Weatherization can improve comfort and significantly
reduce wasted energy. Weatherization measures include
adding insulation; retrofitting heating, ventilation, and air
conditioning (HVAC) systems; and weather-stripping exterior
doors.
One of the housing authority's projects involved a deep
energy retrofit to a multifamily housing complex in Kent,
Washington, which reduced annual energy costs by 22% while
improving comfort and air quality for residents.
Sources: NREL, 2014; KCHA, 2016.
Demonstrate leadership. Promoting energy efficiency
in affordable housing can help raise public awareness
about energy conservation, environmental, health and
wellness, economic, and other benefits of energy
efficiency by making these benefits tangible for
affordable housing residents. Increased awareness of
these benefits encourages the broader adoption of
energy efficiency throughout the community.
I®! In 2014, the Ann Arbor, Michigan, Housing
Commission launched a high-profile
renovation and new construction initiative for
its affordable housing stock. The projects
prominently feature energy efficiency and
renewable energy, ranging from lighting and
equipment upgrades to solar rooftop
installations. The commission expects the
efficiency upgrades to reduce its total energy
costs by 20 percent, and one of the new
developments includes a community center
that will showcase advanced building energy
technologies. The city's energy office developed
brochures on energy efficiency for residents,
and the commission has partnered with local
schools and universities to develop educational
projects (AAHC, 2017).
Local governments can also offer incentives for
including energy efficiency in affordable housing,
thus encouraging developers, architects, contractors,
property management firms, and retailers to invest in
their own energy efficiency expertise and develop
energy-efficient products and services (AHEE, 2007).
Energy Efficiency In Affordable Housing | Local Government Climate and Energy Strategy Series
2. Benefits of Energy Efficiency in Affordable Housing
3
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For more information on how local governments can
lead by example through energy-efficient product
procurement, see EPA"s Energy-Efficient Product
Procurement guide in the Local Government Climate
and Energy Strategy Series.
Improve indoor air quality. Improving energy
efficiency can enhance indoor air quality when used
with adequate ventilation systems. Properly installing
insulation and sealing air leaks in a home's envelope
and duct system, for example, can reduce heating and
cooling energy costs and improve indoor air quality
by ensuring an adequate supply of fresh air,
minimizing infiltration of dust and pollen from attics
and basements into living areas, and reducing noise
and odors from outdoors (U.S. EPA, 2008b). These
benefits can be especially significant for seniors or
other people particularly susceptible to poor air
quality.
Increase comfort. Improving energy efficiency can
increase comfort for residents through:
Drier basements. Damp basements can lead to
increased indoor humidity, structural damage, and
mold. Improving home energy efficiency through
proper insulation and duct sealing helps to control
air flow, thereby controlling moisture levels and
ensuring better air quality.
> Warmer floors and less drafty rooms in the winter.
Energy efficiency upgrades can reduce unwanted
air infiltration and improve duct performance,
which can help prevent chilly floors and reduce
drafts during colder months.
Less moisture on windows. Higher-efficiency
windows and lower indoor humidity levels can
reduce moisture build up on windows and help
prevent mold growth and damage to window sills
(U.S. EPA, 2008b).
Increase property value. Implementing energy
efficiency projects in affordable housing can increase
property values for owners. An energy-efficient house
or multifamily building may command a higher sale
price due to reduced utility costs. In addition, energy-
efficient features can often mitigate structural damage,
preserving a building's value. For example, sealing
and insulating a home or multifamily building can
reduce energy costs and prevent the formation of ice
dams. Ice dams, which can damage roof drainage
systems, are formed when warm air inside the
building leaks into the attic, warming the underside of
the roof and causing snow and ice to melt and refreeze
as it runs off the roof (U.S. EPA, 2008b).
Improve building and community resilience.
Renewable energy and certain energy efficiency
technologies, such as combined heat and power
(CHP), can enable buildings to continue providing
electricity and space conditioning to their residents
during storms and other events that disrupt the
electricity grid (U.S. DOE et al., 2013). CHP and
renewable energy sources can be used in conjunction
with energy storage technologies to form
microgrids—local grids that can disconnect and
operate autonomously from the main power grid.
Microgrids can improve resilience by helping
communities maintain power when the main electric
grid is down (U.S. DOE, 2017c). See page 13 for
more information on CHP technologies.
Reduce reliance on energy assistance programs.
Improving energy efficiency in affordable housing can
decrease residents' reliance on energy assistance
programs offered by utilities and state and federal
government authorities. As a result, that funding can
go toward other programs. For example, utility
costs—in the form of subsidies to property owners
and housing authorities or utility allowances to
families living in private housing—comprise
EPA'S INDOOR AIR QUALITY GUIDELINES FOR UPGRADES
TO MULTIFAMILY BUILDINGS
EPA has developed a set of voluntary indoor air quality
guidelines to help building owners ensure healthy indoor
environments during upgrades, retrofits, and renovations
(including energy upgrades) to multifamily residential
buildings. These guidelines provide assessment protocols for
24 priority issues, and describe critical minimum actions to
correct deficiencies identified during assessments,
incorporate minimum indoor air quality protections, and
ensure that work does not cause or worsen indoor air quality
or safety problems for occupants or workers.
The guidelines also include a set of actions to promote
healthy indoor environments that can be taken during
many building upgrade projects.
To help owners and developers implement the guidelines,
EPA created an Excel-based tool for developing custom
verification checklists tailored to the specific energy
upgrade or other multifamily upgrade projects being
undertaken.
The guidelines and checklist tool are available at
https://www.epa.gov/indoor-air-quality-iaq/energy-
savings-plus-health-indoor-air-quality-guidelines-
multifamily-building.
4 2. Benefits of Energy Efficiency in Affordable Housing
Energy Efficiency In Affordable Housing | Local Government Climate and Energy Strategy Series
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15 percent of HUD's annual budget, amounting to
$6.8 billion (Brookings Institution, 2010). Utility costs
also account for 23 percent of the operating budgets of
PHAs (Brookings Institution, 2010). Savings in this
area could be used to increase funding to other
housing and economic and community development
programs.
Improve tenant retention and avoid utility arrearages.
Reducing the energy cost burden on affordable
housing residents can help minimize turnover and
vacancy rates. Owners of multifamily buildings have
estimated the costs of filling a vacant unit at $900-
$3,000, including cleaning, repainting, and performing
deferred maintenance and upgrades that are difficult to
complete when a unit is occupied (Elevate Energy,
2014b). When residents" living environments are
comfortable and affordable, they are more likely to
renew their leases. Lower energy costs also improve
residents" ability to pay their utility bills, which have
been rising faster than income since the 1980s
(Harvard University, 2011).
Preserve affordability. Utility costs, in addition to
rent, are an important factor in determining a home's
affordability (AHEE, 2007). Energy efficiency can
help to ensure that low-rent housing remains
affordable. Based on multiple studies of energy
efficiency potential in multifamily affordable housing
in the United States, cost-effective energy savings of
15-30 percent should be achievable in many buildings
(Energy Efficiency for All, 2015).
it The Kitsap County, Washington, Consolidated
Housing Authority created the Home
Rehabilitation Program to ensure that public
housing in the county remains affordable by
helping tenants reduce their energy and water
bills. The program offers interest-free deferred
loans and other financing options for efficiency
upgrades and repairs (KCCHA, 2016).
3. PLANNING AND DESIGN
APPROACHES FOR ENERGY
EFFICIENCY IN AFFORDABLE
HOUSING
While most local governments do not own or develop
affordable housing, many work closely with developers
who do. Local governments can use the approaches
outlined in this section as a reference when collaborating
with other affordable housing stakeholders
(e.g., developers, community-based outreach agencies,
nonprofits, and other organizations) to improve energy
efficiency in affordable housing. Local governments can
also take direct action to support energy efficiency in
affordable housing using the strategies described in
Section 5, Opportunities for Local Governments to
Support Energy Efficiency in Affordable Housing.
EPA's ENERGY STAR program has developed many
programs and tools that local governments can use to
plan and implement programs to improve energy
efficiency in affordable housing (see Table 1 on the next
page, ENERGY STAR Program Resources). These
resources, such as the Home Performance with
ENERGY STAR program for existing homes, ENERGY
STAR certified Homes program for new construction,
ENERGY STAR Multifamily High Rise (MFHR)
program, and ENERGY STAR for Existing Multifamily
housing program, feature a comprehensive, whole-
building approach to maximize the benefits of energy
efficiency investments. For example, making a single
energy efficiency improvement, such as upgrading to a
more efficient HVAC system, can have positive effects,
but if the duct work is leaky or the windows and doors
are drafty, the resident will not experience the full
benefits of energy efficiency. Using energy modeling or
diagnostic tools in the planning process can help identify
the most cost-effective, comprehensive opportunities for
investment. A whole-house approach may also help
create jobs in the community for home energy auditors,
equipment installers, and people responsible for
measuring and verifying that the work is done properly.
PINELLAS COUNTY, FLORIDA, REQUIRES AFFORDABLE
HOUSING NEW CONSTRUCTION TO MEET ENERGY STAR
SPECIFICATIONS
The Pinellas County Department of Community
Development (PCDCD) promotes the production of energy-
efficient affordable housing through its Model Homes
Program. With zero-interest construction loans and access
to low-cost infill land as incentives, participating builders
and nonprofits construct and certify new homes to meet
ENERGY STAR specifications. The PCDCD partners with the
local utility, Progress Energy, to provide no-cost inspections
and testing, and also reimburses builders for certification
costs.
Homes include energy-efficient HVAC systems, properly
installed insulation, energy-efficient windows, ENERGY STAR
certified appliances, and compact fluorescent lighting. The
utility costs for a Model Homes Program house is estimated
at $60-$100 per month, around half of the county average.
Source: PCDCD, 2016.
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TABLE 1. ENERGY STAR Program Resources
Title/Description
Website
ENERGY STAR Resources for Affordable Housing
ENERGY STAR for Affordable Housing. This website provides information for planning energy
efficiency improvements in affordable housing, including resources for new and existing
construction, efficient products, and related programs.
https://www. energystar. gov/index, cfm ?c
=affordable_housing.affordable_housing_
low_income
ENERGY STAR in Affordable Housing Case Studies. EPA has collected case studies on ENERGY
STAR certified affordable housing projects that demonstrate how developers successfully
incorporated energy-efficient designs in newly constructed affordable homes.
Please see the "Additional Resources" box
on the right-hand side of the ENERGY STAR
for Affordable Housing home page:
https://www.energystar.gov/index.cfm7c
=affordable_housing.affordable_housing_
low_income
White Paper on Utility Strategies for Implementing ENERGY STAR in Affordable Housing. This
white paper describes opportunities for utilities to develop and implement energy efficiency
programs to support affordable housing.
https://www.energystar.gov/ia/partners/
bldrs_lenders_raters/downloads/Utility_
White_Paper_102206.pdf?1580-dd26
ENERGY STAR Tools and Guidance for Existing Homes
Home Improvement with ENERGY STAR. This website provides information and resources for
consumers on the benefits of, and approaches to, improving energy efficiency in homes.
https://www.energystar.gOv/campaign/k
nowledgeCenter
Home Performance with ENERGY STAR. DOE and EPA's Home Performance with ENERGY STAR
program provides a comprehensive, whole-house approach to improving energy efficiency.
Through this program, participating contractors offer whole-home diagnoses and develop home-
specific recommendations for improving energy efficiency.
https://www.energystar.gOv/campaign/i
mprovements
My ENERGY STAR. This is a customizable platform where consumers can learn about energy-
savings opportunities in their homes, track their actions and the impact of those actions, and
discover special deals.
https://www.energystar.gOv/campaign/h
ome
ENERGY STAR Home Advisor. In this tool, a homeowner can create a profile of their home's
energy efficiency features and receive a prioritized list of energy-saving recommendations
customized to their home. This tool is integrated with the My ENERGY STAR platform.
http://www.energystar.gov/homeadvisor
ENERGY STAR Yardstick. This tool can be used to compare a home's energy efficiency to similar
homes across the country. By answering a few basic questions, including entering the home's
energy use, the Yardstick provides a score from 0 to 10. This tool is available as a web service and
can also be used in an iframe.
http://www.energystar.gov/yardstick
ENERGY STAR Certified Products. This website provides information on energy efficiency
specifications for more than 60 ENERGY STAR certified product categories, along with Product
Finder and Rebate Finder search tools.
https://www.energystar.gov/products
ENERGY STAR Best Value Finder. This tool is a consumer resource for smart savings. It features
ENERGY STAR refrigerators, televisions, light bulbs and room air conditioners being offered at the
lowest prices. The tool offers location and product relevant rebates and deals shared by partners.
https://www.energystar.gov/best-value-
finder
ENERGY STAR Ways to Save. This webpage provides advice, tools and resources to help
consumers tackle energy savings in their homes. It features filterable lists of action items and
projects you can take room by room to save energy, including actions for renters.
https://www.energystar.gOv/campaign/w
aysToSave
ENERGY STAR Common Home Problems. EPA has compiled a list of solutions to common home
problems that can help improve a home's energy efficiency and comfort.
http://www.energystar.gov/index.cfm?c=
home_improvement.hm_improvement_so
lutions
ENERGY STAR Home Energy Raters. EPA has compiled a list of certified home energy raters who
perform the required verification of ENERGY STAR homes, and who can help developers and
homeowners ensure their homes meet energy efficiency performance standards.
https://www. energystar. gov/index, cfm ?f
useaction=new_homes_partners.locator
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Title/Description
Website
ENERGY STAR for Existing Multifamily. Information, tools, and resources for property managers
to improve the energy efficiency of existing multifamily housing properties, and meet the
parameters to earn recognition from ENERGY STAR.
https://www.energystar.g0v/buildings/0
wners_ and_ managers/existing-
buildings/find_resources_your_property_t
ype/energy_star_multifamily_housing
ENERGY STAR Verified HVAC Installation (ESVI). This program promotes the importance of
designing, installing, and optimizing proper, efficient HVAC systems for existing homes. Only
contractors participating in an EPA-recognized, locally sponsored program can offer ESVI.
http://www.energystar.gov/esvi
ENERGY STAR Tips for Hiring a Heating and Cooling Contractor. EPA has developed a set of tips
for selecting a qualified heating and cooling contractor.
http://www.energystar.gov/index.cfm?c=
heat_cool.pr_contractors_10tips
ENERGY STAR Tools and Guidance for New Homes
ENERGY STAR Certified Homes. EPA has developed program requirements for newly constructed
homes to earn the ENERGY STAR certification. Meeting these requirements can save a household
between 15% and 30% on energy costs, and result in a home built better from the ground up.
https://www.energystar.gov/newhomes
Features of ENERGY STAR Certified Homes. This website provides information on the main
features and benefits of living in an ENERGY STAR certified home, and includes links to fact sheets
and resources for homebuyers.
https://www.energystar.g0v/newh0mes/e
xplore_features_benefits
ENERGY STAR Multifamily High Rise Program. EPA has developed specifications for certifying
units in multifamily mid- and high-rise buildings. These buildings are designed to be at least 15%
more energy efficient than a building built to minimum code requirements.
http://www.energystar.gov/mfhr
Indoor airPLUS Program. EPA has developed the Indoor airPLUS program to help builders meet
market demand for improved indoor air quality and energy efficiency in newly constructed homes.
Meeting the ENERGY STAR Certified Homes program requirements is a prerequisite to earning the
Indoor airPLUS label.
https://www.epa.gov/indoorairplus
Green Building Begins with ENERGY STAR Blue. Information on how to incorporate energy
efficiency into green home designs.
https://www.energystar.gov/newhomes/
green_homes
ENERGY STAR Financial Calculators
Cash Flow Opportunity Calculator. This tool can be used to determine how much new energy-
efficient equipment can be purchased based on estimated cost savings; whether equipment
should be purchased now using financing, or if it is better to wait and use cash from a future
year's budget; and whether money is being lost by waiting for lower interest rates.
https://www.energystar.gov/CFOcalculat
or
Financial Value Calculator. This tool presents energy efficiency investment opportunities in terms
of key financial metrics. It can be used to determine how energy efficiency improvements can
affect organizational profit margins and returns on investments.
https://www.energystar.gov/buildings/to
ols-and-resources/financial-value-
calculator
Energy-Efficient Products Savings Calculators. These calculators can be used to estimate the life-
cycle and annual costs and savings of a variety of ENERGY STAR certified products.
http://www.energystar.gov/buildings/fac
ility-owners-and-managers/existing-
buildings/save-energy/purchase-energy-
saving-products
Additional ENERGY STAR Resources and Tools
ENERGY STAR for State and Local Governments. This website provides resources for state and
local governments to use as they plan energy efficiency activities, including energy management
guidelines, information on financing options, and tools and resources to measure and track
energy use.
https://www.energystar.gov/buildings/pr
ogram-administrators/state-and-local-
governments
ENERGY STAR for Buildings and Plants. This website provides information and resources for
buildings, including multifamily construction. Users can select the most appropriate tab to find
ENERGY STAR resources for building owners and managers, service providers, program
administrators, and tenants. This site also includes information on ENERGY STAR Tools and
Resources, and Training.
https://www.energystar.gov/buildings
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Title/Description
Website
ENERGY STAR Portfolio Manager. This free, online software tool allows building owners and
managers to measure and track energy, water, and waste consumption in a building or group of
buildings. Multifamily properties that have 20 or more units and whole building data can use
ENERGY STAR Portfolio Manager to see their 1-100 ENERGY STAR score and 1-100 EPA Water
Score—showing how their property compares in efficiency with similar properties nationwide—
by setting up an account and inputting basic details about their property along with its
corresponding energy and/or water consumption data. Properties that score a 75 or higher in the
1-100 ENERGY STAR score can use apply for ENERGY STAR certification through this tool.
http://www.energystar.gov/buildings/fac
ility-owners-and-managers/existing-
buildings/use-portfolio-manager
ENERGY STAR Score for Multifamily Housing in the United States. This website provides
information on the ENERGY STAR score, which can be used to compare energy consumption in
multifamily buildings against similar buildings nationwide. The ENERGY STAR score ranges from 1 to
100; a score of 50 represents median energy performance, while a score of 75 or better indicates
the building is a top performer and is eligible for ENERGY STAR certification.
https://www.energystar.gov/buildings/fa
cility-owners-and-managers/existing-
buildings/use-portfolio-
manager/understand-metrics/how-1-100
ENERGY STAR Utility Data Access Map. This interactive map allows users to input a zip code and
find utilities that offer easier access to the data that is needed for benchmarking, including
whether each offers whole-building data for multifamily properties.
https://www.energystar.g0v/buildings/0
wners_and_managers/existing_buildings/
use_portfolio_manager/find_utilities_pro
vide_data_benchmarking
ENERGY STAR Policy and Program Map. This interactive map shows mandatory and voluntary
benchmarking initiatives around the country.
https://www.energystar.gov/buildings/pr
ogram-administrators/state-and-local-
governments/see-federal-state-and-local-
benchmarking-policies
ENERGY STAR Licensed Professional Finder. For those interested in receiving ENERGY STAR
certification for their existing multifamily property, this search tool allows users to find licensed
professionals in the area that are able to verify applications for certification. In addition, the search
lets users filter by licensed professionals that offer pro-bono verification.
https://www.energystar.gov/buildings/lp
_finder
The ENERGY STAR Challenge. The ENERGY STAR Challenge—Build a Better World 10% at a Time is
a global call-to-action for industrial sites to reduce their energy intensity by 10% within five years.
Any industrial site can participate, and those that achieve this goal will earn EPA recognition.
https://www.energystar.gov/buildings/fa
cility-owners-and-managers/industrial-
plants/earn_recognition/energy_star_cha
Ilenge_industry2
ENERGY STAR Partner of the Year Award. Information is available on the annual ENERGY STAR
Partner of the Year award, and profiles of the previous year's awardees, including affordable
home builders, developers, and verifiers.
https://www.energystar.gov/about/2016_
energy_star_award_winners
Change the World, Start with ENERGY STAR Campaign. This campaign encourages participants
across the country to replace energy-inefficient lights with efficient ones, and achieve additional
benefits by implementing other household measures. Many affordable housing developers are
participating in this campaign.
http://www.energystar.gov/index.cfm7fu
seaction=globalwarming.showPledgeHom
e
My ENERGY STAR Account (MESA). This tool enables ENERGY STAR partners to keep their
contact information current, so that they do not miss important news and information about the
ENERGY STAR program. In addition, MESA can serve as the entry point to the ENERGY STAR
website and tools such as Portfolio Manager, Homes Builder, ENERGY STAR logo downloads,
Marketing Toolkit, Home Performance, and the third-party certification body (qualified product
exchange) tools.
http://energystar.gov/mesa
ENERGY STAR Partner Locator. This tool can be used to locate home builders and developers that
have experience constructing ENERGY STAR certified homes. It can also be used to locate lenders
that offer energy-efficient mortgages, utilities that offer incentives to homebuyers, and home
energy raters.
https://www. energystar. gov/index, cfm ?f
useaction=new_homes_partners.locator
Federal Income Tax Credits for Energy Efficiency. This site provides information on tax credits
available for energy-efficient purchases. ENERGY STAR products eligible for tax credits are
independently certified to save energy, save money, and protect the environment.
https://www.energystar.gov/about/feder
al_tax_credits
ENERGY STAR Training Center. EPA offers free online training sessions on a variety of energy
efficiency and building performance topics for ENERGY STAR partners and stakeholders across the
ENERGY STAR program areas, including new and existing residential and commercial
construction.
https://www. energystar. gov/index, cfm ?c
=pt_ univ.pt_ univ
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Improving Energy Efficiency in Existing
Affordable Housing
A systematic approach to energy efficiency that includes
evaluating home energy consumption and developing an
action plan is the most effective way to achieve the
benefits described in Section 2, Benefits ofEnergy
Efficiency in Affordable Housing. This section outlines the
approach recommended by EPA's ENERGY STAR
Home Improvement program.
Energy consumption in affordable housing units depends
on the size and layout. For example, individual units in a
multifamily affordable housing building will have
different energy demands than a single-family home.
While the information provided here is directed primarily
at improving energy efficiency in smaller single-family
affordable homes, many of the basic concepts covered are
relevant to improving energy efficiency in large
multifamily buildings. When large, multifamily buildings
have energy-consumption characteristics similar to those
of commercial buildings, local governments and
affordable housing developers can follow the steps
outlined in EPA's ENERGY STAR Guidelines for Energy
Management.8
EVALUATE HOME ENERGY CONSUMPTION
The first step in improving energy efficiency in
affordable housing is to gather energy consumption
information. Figure 1 shows how energy is consumed by
different end uses in a typical single-family and
multifamily building.
Comprehensive energy audits. A comprehensive
energy audit conducted by a professional auditor can
reveal opportunities to maximize the benefits of
energy efficiency improvements. These auditors use a
variety of techniques and advanced equipment to
identify even small leaks in a home's envelope that
can lead to wasted energy.
Many local governments have established home
energy-assistance programs working directly with
homeowners and renters, or indirectly through other
stakeholders to conduct comprehensive home energy
evaluations. DOE's Weatherization Assistance
Program (WAP) provides funding and technical
s The ENERGY STAR Guidelines for Energy Management are available at
https://www.energystar.gov/buildings/aboiit-us/how-can-we-help-
you/build-energy-program/guidelines. For more information on ENERGY
STAR resources for buildings and plants, visit
http://www.energystar.gov/index.cfin? c=business.bus_index.
guidance to state agencies, which in turn allocate the
funding for low-income energy assistance to local
governments, nonprofit organizations, and developers,
according to their own rules. (See page 11 and
Section 8, Federal State, and Other Program
Resources, for more information).
FIGURE 1. Energy Consumption in Single-Family
and Multifamily Households.
Energy Consumption in Single- and Multifamily Households
I Single-Family Detached Households
I Multifamily Households
Space Water Air Refrigerators Other
Heating Heating Conditioning
Source: U.S. EIA, 2012.
Note: "Other" includes other appliances and lighting.
The Seattle, Washington, Office of Housing
administers a home weatherization program
that offers a free home energy audit to
residents who meet certain low-income
qualifications. Following the energy audit, the
city will implement a weatherization package
of energy efficiency projects to improve home
insulation, venting, and envelope sealing. The
program receives its funding from the DOE
WAP through the Washington Department of
Community, Trade, and Economic
Development (Seattle, 2016).
In addition to government-funded audits through
weatherization programs, local governments and
developers can often obtain assistance from the many
municipally owned utilities that offer free or
discounted home energy audits.9
Visit
http://www. energystar.gov/index. cfin?c=home_improve>nenl. hmimprove
ment aiidits for information on ENERGY STAR approved auditors.
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tllf In Tallahassee, Florida, the Your Own Utilities
program offers free energy audits to all local
utility customers. Customers can use the
information gathered through the free energy
audit as the basis for energy efficiency projects,
many of which the utility funds through a
variety of rebates and financial incentives. The
program is administered by the local utility,
which is owned and operated by city employees
and is responsive to the city's publicly elected
governing body (Tallahassee, 2017).
One highly effective way to evaluate energy
consumption is to work with the Home Performance
with ENERGY STAR program. This EPA and DOE
program provides a comprehensive, whole-house
approach to improving energy efficiency. Through
this program, participating contractors offer whole-
home diagnoses and develop home-specific
recommendations for improving energy efficiency.
The quality of these diagnoses and recommendations
are guaranteed by program sponsors (often state
energy offices, utilities, or nonprofit energy efficiency
organizations). These sponsors often provide training
for participating contractors and conduct inspections
to verify that contractors" work meets ENERGY
STAR standards.10
Assistance for do-it-yourself (DIY) evaluations. Local
governments can also work with homeowners and
renters, or collaborate with other stakeholders who do,
to provide them with the information and tools to
perform DIY energy evaluations, including:
My ENERGY STAR. This personalized website
allows users to track their energy-saving activities,
impact, and to-do items; along with one-stop access
to rebates, coupons, and special offers. My
ENERGY STAR collects and stores data from the
ENERGY STAR Home Advisor and ENERGY
STAR Yardstick (described below) to allow users to
track their tasks and monitor their progress. See
https:/Avww. energystar.gov/campaign/home for
more information.
S ENERGY STAR Home Advisor. The ENERGY
STAR Home Advisor guides a homeowner through
a DIY energy assessment to create an ENERGY
STAR Home Profile. Based on the Home Profile,
10 ENERGY STAR has collected a list of local program sponsors, available at
https://www.energystar.gov/campaign/improvemeivts/find_local_help/fidl
list.
this tool will provide customized, prioritized
recommendations for improvements. From these
recommendations, the user can create a "to-do" list
of projects to tackle. See
http:/Avww.energystar.gov/homeadvisor for details.
ENERGY STAR Yardstick. Homeowners can use
this tool to compare their home's annual energy use
with that of similar homes across the country. By
answering a few basic questions about the home,
including its energy use, homeowners receive their
home's Home Energy Yardstick score (on a scale of
0 to 10); insights into how much of their home's
energy use is related to heating and cooling versus
other everyday uses such as appliances, lighting,
and hot water; links to guidance from ENERGY
STAR on how to increase their home's score,
improve comfort, and lower utility bills; and an
estimate of their home's annual carbon emissions.
See http://www.energystar.gov/yardstick for more
information.
DEVELOP AN ACTION PLAN TO IMPROVE ENERGY
EFFICIENCY
After evaluating the home's energy consumption, the
next step is to develop and implement an energy
efficiency action plan for existing homes using
recommended practices, such as those outlined by
ENERGY STAR. A comprehensive action plan
considers the interactions of a home's energy-using
systems (e.g., lighting, air distribution, heating, and
cooling systems). Because the interactions are
complicated, the best option for local governments might
be to help homeowners, and other stakeholders who
work with homeowners, access certified home energy
raters who have energy efficiency expertise and can
ensure that energy efficiency projects achieve the
intended results. Local governments can also encourage
homeowners, renters, and other stakeholders to
participate in the Home Performance with ENERGY
STAR program when planning energy efficiency
projects.
The ENERGY STAR approach to improving energy
efficiency in homes generally involves the following:
Purchase energy-efficient equipment and appliances.
Through ENERGY STAR, EPA develops energy
efficiency specifications for more than 70 product
categories. Relative to conventional products,
ENERGY STAR certified products typically use 10 to
75 percent less energy and can offer consumer energy
cost savings of as much as 75 percent (U.S. EPA,
2016h). Energy-efficient products can also reduce
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energy costs indirectly during the warmer months of
the year, since they do not generate as much unwanted
heat as conventional products, thus lowering cooling
energy loads.
Seal and insulate efficiently. Sealing and insulating a
home's envelope is often the most cost-effective way
to improve energy efficiency. Steps for sealing and
insulating involve:
1. Seal air leaks throughout the home to stop drafts,
with the emphasis on sealing the attic lid.
2. Add insulation to block heat loss in winter and heat
gain in summer, but always seal bypasses and holes
before adding insulation.
3. Install ENERGY STAR certified windows when
replacing windows.
EPA estimates that sealing air leaks and adding
insulation will save atypical U.S. home 15 percent on
heating and cooling energy costs, or 11 percent of all
energy costs (U.S. EPA, 2014), while installing
ENERGY STAR windows would save 12 percent in
energy costs on average (U.S. EPA, 2015a).
Heat and cool efficiently. Heating and cooling demand
accounts for up to 50 percent of a home's energy
consumption (U.S. EIA, 2013a). EPA has identified
the following six steps for improving the energy
efficiency of heating and cooling systems once a
home has been sealed and insulated efficiently:
1. Change air filters regularly. Air filters should be
checked monthly and changed at least every
three months, since dirty filters restrict air flow and
force heating and cooling systems to work harder
(U.S. EPA, 2009).
2. Tune up HVAC equipment yearly. Heating and
cooling contractors can identify opportunities to
improve HVAC system performance, which can
reduce energy costs (U.S. EPA, 2009). EPA has
collected a set of tips for selecting a heating and
cooling contractor, available at
http:/Avww.energystar.govAndex.cfm?c=heat_cool.
pr contractors lOtips.
3. Install a programmable thermostat. A thermostat
that can be programmed to increase or decrease
home temperatures in sync with the times that the
home is occupied can save as much as $180 in
energy costs annually (U.S. EPA, Undated).
4. Seal heating and cooling ducts. Leaks in heating
and cooling ducts can lead to significant wasted
energy. It is important to focus on sealing ducts that
run through the attic, crawlspaces, unheated
basements, and garages first before wrapping the
ducts in insulation. These areas are unconditioned
spaces where residents of the home spend little
time, making leaks in these areas especially
wasteful. Ducts inside the homes should also be
sealed, and it is important to test static pressure
after duct sealing to ensure the system has proper
air flow to meet heating and cooling needs
efficiently (U.S. EPA, 2009).
5. Install ENERGY STAR certified heating and cooling
equipment. HVAC contractors can design a system
that meets a home's heating and cooling needs with
equipment that will optimize airflow and comfort.
ESVI requires a quality-assured verification
procedure to ensure key performance metrics have
been met (U.S. EPA, 2009).
6. Choose ENERGY STAR certified roofing products.
Reflective roof products can reduce the amount of
air conditioning needed to cool buildings, and can
reduce peak cooling demand by 10-15 percent. The
energy savings that can be achieved by reflective
roofing depend strongly on factors such as a
building's design, insulation, climatic conditions,
location, and building envelope efficiency
(U.S. EPA, 2017c).
Local governments can refer homeowners and renters
and other affordable housing stakeholders to additional
information sources for guidance on improving energy
efficiency in affordable housing units, including:
DOE programs. DOE's Energy Saver program offers
homeowners guidance on reducing energy costs in
homes through energy efficiency and conservation
measures. These measures include actions that
homeowners can take in the short-term
(e.g., behavioral changes to reduce energy costs in the
winter) as well as longer-term, energy efficiency
investments that can lead to significant energy cost
savings (U.S. DOE, 2017b).
The DOE WAP helps low-income families reduce
their utility bills by improving energy efficiency in
their homes. Since 1976, the program has provided
weatherization assistance to more than 7 million
families. The most recent evaluation of the program
found that weatherization saved large multifamily
buildings an average of 14 percent on heating fuel
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costs and 6-11 percent on electricity costs (ORNL,
2015).
HUD's Mark-to-Market (M2M) Green Initiative for
Affordable Multifamily Housing is a nationwide pilot
initiative to encourage owners and purchasers of
affordable, multifamily properties to rehabilitate and
operate their properties using sustainable Green
Building principles. These principles comprise
sustainability, energy efficiency, recycling, and indoor
air quality; and incorporate the "Healthy Housing"
approach pioneered by HUD. The Green Initiative
focuses on properties within HUD's Section 8
portfolio, specifically properties in the M2M Program
administered by the Office of Affordable Housing
Preservation. Learn more at
http://portal.hud.gov/hudportal/HUD?src=/program_o
ffices/housing/mfh/presrv/presmfh/greenini.
HUD energy programs. HUD energy programs aim to
reduce energy costs in HUD-assisted housing,
including public housing and affordable housing in
many areas. These programs provide new
homeowners with guidance on improving energy
efficiency, and identify opportunities for HUD-
assisted housing units to incorporate ENERGY STAR
products and services. HUD has developed several
energy-saving guidance documents for public
affordable housing, available at
https://www.hud.gov/program_offices/public_indian
_housing/programs/ph/phecc/resources.
HUD'S MULTIFAMILY UTILITY BENCHMARKING REQUIREMENTS AND RESOURCES
HUD strongly encourages utility benchmarking by companies, organizations, and agencies that own and manage the nation's housing
stock. HUD specifically requires utility benchmarking in insured housing and for participants of certain voluntary programs, such as the
Green Mortgage Insurance Premium (MIP) Reduction program and the Better Buildings Challenge.
• The Green MIP Reduction program offers reduced insurance premium rates for green multifamily housing to encourage owners to
adopt higher standards for construction, rehabilitation, repairs, maintenance, and property operations.
• The Better Buildings Challenge provides financial and technical assistance to property owners and managers who make a public
commitment to energy and/or water efficiency.
To support implementation, HUD has developed the Multifamily Utility Benchmarking Toolkit, which serves as a comprehensive guide to
utility benchmarking for the multifamily sector, and is organized into three sections:
• Benchmarking 101 describes the benefits of tracking utility data and explains how to begin the process of utility benchmarking,
including an introduction to ENERGY STAR Portfolio Manager and several case studies.
• Utility Benchmarking Step-by-Step outlines a six-step approach to utility benchmarking, including developing a strategy that works for
individual organizations, collecting and using utility data, and targeting energy- and water-efficiency improvements.
• Policies and Programs summarizes utility benchmarking requirements for various HUD programs, opportunities for financial assistance,
and HUD programs that can support property owners in pursuing green retrofits.
For more information about HUD's benchmarking requirements and applicable programs, visit
https://www.hudexchange.info/programs/utiHty-benchmarking/toolkit/policies-and-programs.
To access HUD's Multifamily Utility Benchmarking Toolkit, visit https://www.hudexchange.info/programs/utility-benchmarking/toolkit.
Source: U.S. HUD, 2017b.
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COMBINED HEAT AND POWER
Multifamily affordable housing units can achieve improved
energy efficiency by installing CHP systems that produce
heat and electricity from a single fuel source. CHP is onsite
electricity generation that captures heat that would
otherwise be wasted, using it to provide thermal energy-
such as steam or hot water—for space heating, cooling,
domestic hot water, and industrial processes. In this way,
and by avoiding distribution losses, CHP can achieve
efficiencies of over 80%, compared to 50% for conventional
technologies (e.g., grid-supplied electricity and an onsite
boiler).
HUD and DOE have developed two guide books describing
opportunities for CHP in multi-family housing and a
screening tool to evaluate the potential for CHP systems in
multifamily housing (see
http://portal.hud.gov/hudportal/HUD?src=/program_offi
ces/comm_planning/library/energy).
Sources: U.S. HUD, 2007b; U.S. EPA, 2016b.
Energy Efficiency in New Affordable
Housing
In addition to working directly with homeowners and
renters—and indirectly through other stakeholders—to
improve energy efficiency in existing affordable
housing, many local governments work with affordable
housing developers to encourage energy efficiency in
new affordable housing. This section describes how to
incorporate energy efficiency in new affordable housing.
ENERGY-EFFICIENT NEW HOME FEATURES
Energy-efficient new homes include six principal
energy-efficient features, including:
Effective insulation. Effectively insulating a home's
floors, walls, and attic ensures consistent temperatures
throughout the building and prevents unwanted heat
loss/gain, which can increase energy costs (U.S. EPA,
2008d).
High-performance windows. Installing high-
performance windows that include advanced energy
efficiency technologies, such as protective coatings
and tight-sealing frames, can keep heat in during the
winter and prevent unwanted heat from entering the
home in the summer (U.S. EPA, 2008k).
Tight construction and ducts. Sealing holes and seams
in the building's envelope and heating and cooling
systems can help reduce heating and cooling loads and
thus decrease the amount of energy required for these
loads. Tight construction and ducts will enable
homeowners to purchase smaller heating and cooling
equipment, while still meeting heating and cooling
loads. It is important to follow industry standards on
duct design to ensure ducts are sized and installed
correctly to optimize air flow to all rooms. The
performance of ducts can be determined through testing
by a qualified professional (U.S. EPA, 2008e).
Energy-efficient heating and cooling equipment.
Energy-efficient heating and cooling equipment can
be quieter than conventional equipment and reduce
indoor humidity, in addition to reducing the amount of
energy required to heat and cool a home (U.S. EPA,
2008c, 2008f, 2008h). Using CHP systems that
produce heat and electricity from a single fuel source
can be an additional way to efficiently meet energy
demands in multifamily housing developments. (See
the text box at right and EPA's Combined Heat and
Power guide in the Local Government Climate and
Energy Strategy Series for more information on CHP
technologies.)
Energy-efficient products. Purchasing and installing
energy-efficient products helps to reduce a home's
supplemental energy loads. ENERGY STAR offers a
range of products for residential use, including
lighting fixtures, ventilation fans, and common
household appliances (U.S. EPA, 2008j).
Third-party verification. Independent home energy
raters can provide energy-efficient design guidance
and conduct onsite testing and inspections to verify
that energy-efficient products and systems function as
intended (U.S. EPA, 2008g).
PLANNING AND DESIGNING ENERGY-EFFICIENT NEW
AFFORDABLE HOUSING
The features described above will achieve the greatest
benefits when integrated in a comprehensive way that
accounts for all the interactions between a home's
energy-using systems. Affordable housing developers
can find guidance on using a comprehensive, systematic
approach to designing new homes for energy efficiency
from several sources, including:
ENERGY STAR. EPA has developed resources to
guide developers through the process of designing and
constructing energy-efficient new homes and
apartments. Through the ENERGY STAR Certified
New Homes program, EPA has issued energy
efficiency standards specifying that homes be built to
exceed the 2009 International Energy Conservation
Code (IECC) energy efficiency requirements by at
least 15 percent. (See the text box below on ENERGY
3. Planning and Design Approaches for Energy Efficiency in Affordable Housing 13
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STAR certified new homes.) Homes built to
ENERGY STAR standards typically produce energy
cost savings of approximately 15 to 30 percent
(U.S. EPA, 2015b). Across the nation, more than
840,000 homes have been designed to meet these
standards. In addition, through the ENERGY STAR
MFHR program, buildings are designed to be at least
15 percent more energy efficient than multifamily
high-rise buildings built to the American Society of
Heating, Refrigerating and Air-Conditioning
Engineers (ASHRAE) Standard 90.1. (See the text
box below on the ENERGY STAR MFHR program.)
As of 2015, more than 13,500 apartments have earned
the ENERGY STAR certification (U.S. EPA, 2016e).
When purchasing affordable housing units, local
governments and other affordable housing
stakeholders can give priority to homes that have
earned the ENERGY STAR label.
tllf With grant funding from the City of Toledo,
Ohio, the nonprofit community development
organization, NeighborWorks Toledo,
completed construction on 40 affordable rent-
to-own ENERGY STAR certified homes in
2014. Before building the homes, the
organization worked with local contractors to
develop several prototype houses as a way to
explore approaches for meeting ENERGY
STAR requirements. The prototype process
proved invaluable to the contractors, most of
whom had little previous experience in energy-
efficient construction (U.S. EPA, 2016g).
DOE's Better Buildings Residential Program Solution
Center. DOE developed the Solution Center as a
resource to help program administrators and partners
plan, operate, and evaluate residential energy
efficiency programs. It includes key lessons, best
practices, handbooks, energy data facts, a glossary,
and other resources (U.S. DOE, 2017a).
ENERGY STAR CERTIFIED NEW HOMES
ENERGY STAR certified homes are at least 10% more energy efficient than homes built to code and achieve a 20% improvement on
average. To be eligible for certification, a home must be a:
• Detached dwelling unit (e.g., single family home); or
• Dwelling unit in any multifamily building with four units or less; or
• Dwelling unit in a multifamily building with three stories or fewer above-grade; or
• Dwelling unit in a multifamily building with four or five stories above-grade that has its own heating, cooling, and hot water system that
is separate from the other units; and it occupies 80% or more of the occupiable three square footage of the building.
ENERGY STAR uses the Home Energy Rating System (HERS) to determine whether a home meets these requirements. This system
produces a HERS Index score between 0 and 100, and uses computer software to evaluate the energy efficiency of a home compared with
a computer reference home of identical size and shape. The computer reference home, which is assumed to meet the minimum
requirements of the 2009 IECC,* is assigned a HERS Index score of 100. For every percent reduction in energy consumption compared to
the reference home, the evaluated home receives a one-point decrease in its HERS Index score, with a score of 0 being assigned to a home
that uses no energy. The 15% and 20% requirements established by ENERGY STAR correspond to HERS Index scores of 85 and 80,
respectively. Other ENERGY STAR certified home guideline requirements include:
• Incorporation of energy-efficient duct systems that restrict leakage to no more than six cubic feet per minute per 100 square feet; and
• Inclusion of either ENERGY STAR certified heating and cooling equipment; ENERGY STAR certified windows; or a combination of five or
more ENERGY STAR certified light fixtures, appliances, ceiling fans equipped with lighting fixtures and/or ventilation fans.
EPA updates its guidelines for ENERGY STAR certified homes periodically to ensure that ENERGY STAR continues to deliver homes that are
high-quality and meaningfully more energy efficient than standard new construction homes.
A full description of eligibility criteria for the ENERGY STAR certified homes can be found at
https://www.energystar.gov/index.cfm?c=bldrs_lenders_raters.nh_v3_guidelines.
The IECC is similar to the energy-related components of the International Residential Code (IRC), and is referenced in the IRC, but the two are not
identical. The IRC is a standalone residential code that addresses plumbing, mechanical, fuel gas, and other home features in addition to energy. In states
that adopt the 2012 IECC, the program is benchmarked to be 15% more efficient than the 2012 IECC.
Source: U.S. EPA, 2015b.
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ENERGY STAR MULTIFAMILY HIGH RISE PROGRAM
Units in multifamily mid- and high-rise buildings can earn the ENERGY STAR certification through the MFHR program. MFHR projects are
designed to be at least 15% more energy efficient than multifamily, high-rise buildings built to ASHRAE Standard 90.1.
A licensed professional verifies that each ENERGY STAR certified apartment includes:
• A complete thermal enclosure system, with comprehensive air sealing, insulation installed for best performance, and high-performance
windows.
• A high-efficiency heating, cooling, and ventilation system with in-unit temperature control that is designed, installed, and tested for
optimum performance.
• Energy-efficient lighting and appliances to provide reduced utility bills, high-quality performance, and longevity.
• EPA WaterSense toilets and showerheads, along with low-flow faucets in bathrooms and kitchens, for efficient water and energy use.
All eligibility requirements can be found on the Eligibility page at
https://www.energystar.gov/index.cfm?c=bldrs_lenders_raters.nh_mfhr_prgm_reqs.
Energy Efficiency in Green Affordable
Housing
Home planning, design, and construction processes offer
opportunities to integrate energy efficiency with other
"green" features (e.g., lowering GHG emissions,
improving indoor air quality, sustainable site selection)
that provide additional environmental, resource
conservation, and health benefits. In addition to enhancing
a home's environmental profile, incorporating energy
efficiency can improve the cost-effectiveness of green
building. Because of this, energy efficiency is often
considered first in green building design.
An energy-efficient green home design should
incorporate the same six features as new energy-efficient
homes (as described on page 13). Developers can follow
guidelines from EPA's Indoor AirPlus Program to
design for improved air quality in the indoor
environment development (for more information, see the
text box to the right). Developers can also look to other
green building programs and standards to add additional
environmental features, including water efficiency,
recycling, and site sustainability (U.S. EPA, 2008a).
Such programs include the U.S. Green Building Council's
Leadership in Energy and Environmental Design (LEED),
the EarthCraft Affordable Housing Initiative, Enterprise
Green Communities, and the National Association of
Home Builder's (NAHB's) Green Building Program
(EarthCraft House, 2008; NAHB, 2008; U.S. GBC, 2008;
Enterprise Green Communities, 2010). Developers can
also refer to state green building standards. For more
information on these programs see Section 8, Federal,
State, and Other Program Resources. For information on
broader sustainability-related considerations in the siting
and context of green affordable housing from a
community perspective, see EPA's Smart Growth guide
in the Local Government Climate and Energ\> Strategy
Series.
"GREEN BUILDINGS"
Many terms are used to describe buildings that incorporate
energy efficiency and other environmental features,
including green buildings, high-performance buildings, and
sustainable buildings. However, some green buildings do
not adequately incorporate energy efficiency.
This section uses the term "green building" as an all-
encompassing description of buildings that incorporate
energy efficiency plus other energy and environmental
features that are cost-effective and practical, including:
• Renewable energy supply
• CHP
• Sustainable site design that minimizes stress on the local
landscape
• Water efficiency and quality
• Green materials and resources that minimize
consumption and waste
• Indoor air quality
3. Planning and Design Approaches for Energy Efficiency in Affordable Housing 15
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The City of Boston, Massachusetts, launched a
ratepayer-funded Green Affordable Housing
Initiative in 2006, which led to the
redevelopment of an existing 16.5-acre
affordable housing development in South
Boston known as "Old Colony." The Old
Colony redevelopment, which replaces 1940s-
era structures with modern, efficient
townhouses and apartment buildings, had to
meet a minimum efficiency requirement of
LEED certification (Boston, 2012). The project
has since reached a LEED Platinum rating
(U.S. GBC, 2018).
I®! California adopted the California Green
Building Standards in 2015. The standards
include voluntary measures, which local
municipalities are strongly encouraged to
adopt, that have three tiers of efficiency levels
for new construction. Tier 1 and Tier 2
buildings have design rating standards that are
15 and 30 percent more efficient than
mandatory standards, respectively. Tier 3
buildings achieve the Zero Net Energy Design
designation (California Building Standards
Commission, 2016).
EPA'S INDOOR AIRPLUS PROGRAM
EPA's Indoor airPLUS Program addresses both the energy
efficiency and indoor air quality components of green
buildings. These specifications require that a building not
only be labeled as ENERGY STAR certified, but also include
additional home design and construction features that help
to control moisture; improve ventilation and filtration; and
reduce risks associated with radon, pests, volatile organic
compounds, and combustion pollutants.
Source: U.S. EPA, 2016d.
A-
EPA Indoor
MairPLUS /
airPLUS
EPAWATERSENSE LABEL
The EPA WaterSense label is for products that are
independently tested to meet water-efficiency and
performance criteria. Labeling criteria have been
established for plumbing fixtures (toilets, faucets,
showerheads, and urinals), new homes, and training
programs for irrigation professionals. In general, products
that receive the WaterSense label are 20% more water-
efficient than conventional products. In addition to
conserving water, these products can reduce the amount of
energy required to deliver and treat water.
Source: U.S. EPA, 2017e.
look for
4. KEY PARTICIPANTS
Local governments work with a range of participants to
plan and implement programs to improve energy
efficiency in affordable housing:
Mayor or county executives. Many affordable housing
energy efficiency programs are initiated by a local
government executive. In some localities, the
executive has the authority to appoint members to the
local PHA's board and can work with these members
to promote energy efficiency in public affordable
housing.
fffll
fflJ In 2016, the mayor of Boston announced that
the city was making $14 million available for
affordable housing in the city. Developers using
city funds for affordable housing projects must
follow specific guidelines for energy efficiency
and design, in accordance with the mayor's
Housing a Changing City: Boston 2030 housing
plan. The plan calls for increasing energy
efficiency in existing housing units and
reducing carbon impacts in all new housing
developments, through actions such as
integrating home energy assessments into the
permitting process, funding building system
upgrades, and exploring the development of a
system to rate homes and apartments based on
their energy efficiency (Boston, 2014, 2016).
City or county councils. Many city and county
councils are responsible for adopting local affordable
housing energy efficiency standards. Like local
16 4. Key Participants
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executives, these representative bodies can have the
authority to appoint members to the local PHA's
board, facilitating coordination between the local
government and the PHA, including collaboration on
energy efficiency work.
Local and regional planning organizations. Local
governments often involve staff from government
agencies when planning and implementing affordable
housing energy efficiency programs. Staff from energy,
environment, and community planning and
development departments, in particular, can contribute
their expertise in working with local developers,
communicating environmental benefits to homeowners
and the public, and collaborating with electric and gas
utilities.
NEW YORK CITY MAYOR LAUNCHES MAJOR LOW-INCOME
HOUSING RETROFIT PROGRAM
In 2015, the mayor of New York City announced a
$100 million energy-saving program to upgrade and retrofit
thousands of buildings owned by the New York City Housing
Authority. Billed as the largest energy-savings program for
any PHA in the nation, the city estimated it would generate
tens of millions of dollars in energy cost savings, reduce GHG
emissions, and create 500 jobs.
The retrofit program is part of the mayor's 2014 green
building plan, which aims to reduce GHG emissions from
energy use in city-owned buildings by 35% from 2005 levels
by 2024. The green building plan is a key element of the
mayor's strategy to reduce the city's GHG emissions by 80%
below 2005 levels by 2050.
Source: New York City, 2015.
Local government planners, who are responsible for
creating the plans that determine how and where
development occurs, often serve as advisors to the
policymakers who develop local energy efficiency
policies, especially when such policies involve code
amendments. Planners can develop energy-efficient
building standards, enforce local energy efficiency
ordinances, and incorporate steps for improving
energy efficiency in affordable housing into strategies
for reducing GHG emissions.
Metropolitan planning organizations (MPOs) can play
an important role in helping local governments
develop integrated approaches to energy-efficient
affordable housing and public transportation. These
organizations are responsible for coordinating with
state and local governments, transit agencies, and the
public to fulfill regional transportation planning
requirements established by federal law. Local
governments and MPOs can work together to
maximize the affordability of new and redeveloped
affordable housing by taking into consideration the
proximity to transportation options. For more on how
MPOs and other regional planning organizations can
help, see EPA's Transportation Control Measures and
Smart Growth guides in the Local Government
Climate and Energy Strategy Series.
CITY OF DENVER PARTNERS WITH NONPROFIT TO REDUCE
ENERGY COSTS IN AFFORDABLE HOUSING
In 2016, the Denver, Colorado, Office of Strategic
Partnership awarded $750,000 to Energy Outreach Colorado
to improve energy efficiency services in at least
600 affordable housing units and in the facilities of
10 nonprofit organizations that serve low-income
households. The City of Denver has been partnering with
Energy Outreach Colorado since 2008, using the
organization's expertise and network of connections to
manage a range of energy efficiency improvements.
Energy Outreach Colorado, established in 1989 by the State of
Colorado as an independent nonprofit organization to expand
low-income energy services across the state, implements
Colorado's weatherization program along with a growing
number of other energy services for low-income households.
One of the organization's innovations is to provide energy
efficiency upgrades to facilities operated by other nonprofits
that serve low-income households, such as shelters, safe
houses, and residential treatment centers. The upgrades allow
those organizations to reduce their overhead costs and devote
a greater share of their budgets to direct services.
For more information, see the case study on Energy
Outreach Colorado in EPA's series, Bringing the Benefits of
Energy Efficiency and Renewable Energy to Low-Income
Communities, available at
https://www.epa.gov/statelocalenergy/energy-outreach-
colorado-nonprofit-hub-energy-assistance.
Source: Energy Outreach Colorado, 2016.
Private developers and nonprofit organizations. Local
governments can work with private developers that
develop and own affordable housing and use these
firms" resources and technical expertise to maximize
energy efficiency improvements and generate
economic benefits for the community. In addition,
many local governments also work closely with
organizations that develop and manage affordable
housing—such as CDCs and community development
financial institutions (CDFIs)—to ensure that local
affordable housing needs are met. CDCs are
community-based, nonprofit organizations that work
to revitalize low-income areas with economic
development, affordable housing, neighborhood
Energy Efficiency In Affordable Housing | Local Government Climate and Energy Strategy Series
4. Key Participants 17
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planning, and other initiatives. CDFIs are private
financial institutions dedicated to providing affordable
financing to disadvantaged households and
communities.
I®! The City of Santa Monica, California,
collaborated with the Community Corporation
of Santa Monica (a city-wide CDC that
facilitates the development, rehabilitation, and
operation of housing for low- and moderate-
income households) to develop a LEED
Platinum high-efficiency 32-unit affordable
housing project that features a green roof,
passive cross-ventilation, and tankless water
heaters. The Community Corporation's
experience with green building techniques and
energy-efficient design dates back to the 1980s,
and it built some of the nation's first LEED
Platinum affordable housing developments
(Santa Monica, 2013).
PHA executive directors and board members. These
individuals can provide high-level support for energy
efficiency improvements that can be critical for
mobilizing resources, sustaining momentum, and
creating links to other local government clean energy
work.
i The executive director of the Akwesasne
Housing Authority in Hogansburg, New York,
is charged with developing safe and affordable
housing for the St. Regis Mohawk Tribe. The
executive director and staff facilitated the
development of a tribal strategic energy plan
that focuses heavily on energy efficiency and
renewable energy, and reached out to local
universities and state and federal agencies to
create a network for technical assistance.
Recent projects include an energy-efficient and
renewable-powered housing complex for older
adults; a free, home-energy assessment
program; and a community solar installation
(U.S. DOE, 2015).
State housing finance authorities (HFAs). HFAs are
state-chartered entities that are responsible for
ensuring adequate affordable housing by distributing
federal funds, usually obtained from HUD. Most
HFAs are headed by a board of directors appointed by
the state, but otherwise operate independently of state
government. Other HFAs exist as agencies or
departments within the state government. Many HFAs
offer incentive programs for local governments and
provide opportunities for qualifying PHAs to obtain
funds for energy efficiency improvements. (For more
information on funding opportunities available
through HFAs, see Section 7, Investment and
Financing Opportunities.)
State energy offices and public utility commissions
(PUCs). State energy offices and PUCs can help local
governments and developers evaluate the cost-
effectiveness of energy efficiency programs for
affordable housing. PUCs often require utilities to
implement low-income energy efficiency programs.
These agencies also often offer energy efficiency
rebates and low-cost energy financing opportunities,
and provide targeted technical assistance.
i The Pennsylvania PUC established an
aggressive requirement for utilities to obtain at
least 5.5 percent of their energy efficiency
portfolio savings from low-income programs or
low-income participants in multifamily
affordable housing programs (Pennsylvania
PUC, 2015).
HUD. Federal government agencies provide many
technical and financial resources to affordable housing
developers and owners, including local governments,
private developers, and PHAs, to improve energy
efficiency in affordable housing. HUD, in particular,
administers a broad range of programs to assist low-
income affordable housing residents and to encourage
private affordable housing developers to use energy-
efficient practices. These programs sometimes provide
direct assistance to private affordable housing
developers, but more often, HUD's programs are
implemented through state and local governments,
PHAs, and HFAs. HUD also has many energy
efficiency guides for developers, including a guide to
incorporating energy efficiency into Home Investment
Partnerships Program (HOME)-funded affordable
housing development (for more information, see the
text box on the next page).
U.S. Department of Agriculture (USDA). USDAalso
finances affordable multifamily and single-family
housing properties across rural America. The
department provides funding for new construction,
home repair, and renovation through various
programs, and these resources can be leveraged to
enhance energy efficiency and reduce energy costs for
residents. More information on USDA's housing
programs is available at http://www.rd.usda.gov.
18 4. Key Participants
Energy Efficiency In Affordable Housing | Local Government Climate and Energy Strategy Series
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Certified home energy raters. Certified home energy
raters are trained to provide independent, quality
verification of home energy performance. These
professionals can help select design measures in the
planning phase. Once the construction or renovation is
nearly completed, home energy raters can be
employed to perform a final energy efficiency
inspection to determine whether a new home meets
energy efficiency criteria, such as ENERGY STAR's
certified new homes standard.
Energy service companies (ESCOs). Many affordable
housing developers and owners have worked with
ESCOs to improve energy efficiency in affordable
housing. ESCOs provide technical expertise on energy
efficiency projects and often offer performance
contracting options. These contracts can include a
performance guarantee that payments not exceed the
savings generated.11 (For more information on energy
performance contracting, see Section 7, Investment and
Financing Opportunities.)
Ill The Boulder Housing Authority in Colorado
has entered into a performance contract with
an ESCO to retrofit housing with energy
efficiency improvements (Boulder Housing
Partners, Undated).
11 HUD regulations govern how and when a federally funded PHA may enter
into a performance contract with an ESCO.
Utilities and other energy efficiency program
administrators. Many investor-owned utilities and
other energy efficiency program administrators
(e.g., independent or nonprofit energy services
providers) offer technical and financial assistance
(such as free energy audits and energy-efficient
product rebates) to customers through programs that
promote investments in energy efficiency. In addition,
affordable housing developers sometimes work with
utilities to get technical assistance on incorporating
energy-efficient features into housing designs.
Many municipally owned utilities offer energy
efficiency assistance to affordable housing residents.
Local governments and developers can work with
these utilities to provide information to affordable
housing renters and owners on rebates or other
incentives for energy efficiency investments in
residential buildings.
Ill The nonprofit municipal gas and electric utility
in Jacksonville, Florida, administers the
Neighborhood Energy Efficiency Program, in
partnership with the City of Jacksonville's
Department of Housing and Neighborhoods, to
help low-income residents reduce their energy
costs through energy and water-efficiency
upgrades. The program uses Census data to
identify low-income households and installs
energy- and water-saving products free of
charge, such as efficient light bulbs, weather
stripping and caulking, faucet aerators, and
low-flow showerheads. Attic insulation is also
installed at no cost in homes with less than
three inches of insulation (JEA, 2016).
Property management companies. Affordable housing
owners sometimes contract with private property
management companies. Because these companies are
responsible for ensuring proper operations and
maintenance, involving them in discussions about
energy efficiency improvements and educating
company staff can help ensure that energy efficiency
measures remain effective. Training maintenance
personnel can be a particularly helpful strategy for
ensuring that energy efficiency investments produce
the intended results.
Pro fessional services firms. Nearly all affordable
housing projects require the expertise of professional
service providers, such as licensed architects,
engineers, contractors, and specialized consultants.
These professionals can help select energy efficiency
features and provide guidance on ensuring that energy
INCORPORATING ENERGY EFFICIENCY INTO HOME-FUNDED
AFFORDABLE HOUSING DEVELOPMENT
The HUD manual, Building ENERGY STAR Qualified Homes
and Incorporating Energy Efficiency and "Green" Building
Practices into HOME-Funded Affordable Housing
Development, provides developers and jurisdictions
participating in the HOME program with technical and
operational information assistance for incorporating energy
efficiency into affordable housing. The manual includes
strategies and approaches for incorporating energy
efficiency into existing and new affordable housing
developments, and provides information on how local
governments can require or encourage these strategies and
approaches.
The manual is available at
https://portal.hud.gov/hudportal/documents/huddoc?id=
19758_200809energystar.pdf.
For more information on HUD's HOME program, see
Section 7, Investment and Financing Opportunities.
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4. Key Participants 19
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efficiency performance goals are met. Involving
professional service firms can have the added benefit
of creating regional jobs.
DETROIT UTILITY LEVERAGES PARTNERSHIPS TO REACH
LOW-INCOME HOUSEHOLDS
DTE Energy, an electric and gas utility based in Detroit,
Michigan, partners with more than 30 city and county
agencies to provide energy efficiency services to low-income
households. Its low-income programs served more than
140,000 households between 2009 and 2014, with upgrades
that reduced their electricity costs by 6% and natural gas
bills by 14% on average.
Its partnerships allow the utility to reach and engage low-
income customers through multiple pathways, leverage
other funding sources, reduce costs, and improve customer
satisfaction. The diversity of DTE Energy's network plays an
important role in its low-income programs' effectiveness:
the utility partners with community action agencies, food
banks, neighborhood associations, veterans' organizations,
Habitat for Humanity, affordable housing organizations, and
others to provide multiple points of outreach and a variety
of opportunities for low-income households to participate
in.
For more information, see the program profile on DTE
Energy in EPA's series, Bringing the Benefits of Energy
Efficiency and Renewable Energy to Low-Income
Communities, available at
https://www.epa.gov/statelocalenergy/dte-energy-low-
income-energy-efficiency-assistance-program-profile.
Source: U.S. EPA, 2016c.
ISl The Chattanooga, Tennessee, Housing
Authority partnered with the private
architectural firm, Hefferlin + Kronenberg, to
design an 18-unit affordable townhouse
development in North Chattanooga. The
architects used a classic "salt box" form,
consistent with traditional houses in the region,
while incorporating both passive solar and
photovoltaics into the design. The houses are
built to Enterprise Green Communities criteria
(which require meeting ENERGY STAR New
Homes building standards, the installation of
ENERGY STAR lighting and appliances, and
other energy efficiency measures), and the
solar panels provide 10 percent of the
development's electricity needs (Hefferlin +
Kronenberg, 2012).
5. OPPORTUNITIES FOR LOCAL
GOVERNMENTS TO SUPPORT
ENERGY EFFICIENCY IN
AFFORDABLE HOUSING
Local governments have used many strategies to support
energy efficiency in affordable housing:
Executive initiatives. Some programs have been
initiated by the mayor or a county executive. Making
energy efficiency an integral part of a mayor's or
county executive's affordable housing priorities can
be an effective way to mobilize resources and sustain
momentum.
ill In Chicago, Illinois, the mayor created the
Chicago Bungalow Association in 2000 to help
preserve affordable bungalow houses in the
city. The association provides free energy
efficiency upgrade grants of up to $4,000 to
income-eligible bungalow owners, and has
retrofitted almost 3,700 bungalows to date.
These upgrades have saved more than
1 million kWh of electricity (enough to power
100 Chicago households for a year) and
2.3 therms of natural gas, equivalent to
$900,000 in gas savings annually (Chicago
Bungalow Association, 2016).
Local government resolutions. City and county
councils are often involved in initiating energy
efficiency in affordable housing programs, especially
when additional local funds must be allocated. In
some localities, council resolutions have mandated
energy-efficient design and/or performance for
affordable housing.
iMf The City Council of Charlottesville, Virginia,
passed a resolution in April 2008 mandating
that all new affordable housing built with city-
assisted funding or in-kind services must be
constructed to ENERGY STAR standards or to
comparable standards approved by the city.
The resolution also required city staff to
provide educational materials on energy
efficiency to developers, residents, and
homeowners (Charlottesville, 2008).
20 5. Opportunities for Local Governments to Support Energy Efficiency in Affordable Housing
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Local development agency standards or requirements.
Many local government development and community
planning departments have initiated improvements by
adopting design standards or requirements for
affordable housing new construction and major
renovation projects that include energy efficiency
specifications.
I®! The City of Boulder, Colorado, SmartRegs
ordinance, adopted by the Boulder City
Council in 2010, requires all licensed rental
units to meet an energy efficiency standard by
December 31, 2018, to maintain their renting
licenses. The city designed the program to help
meet its energy and climate goals. As of
September 2016, 75 percent of evaluated rental
units were compliant, saving $1.5 million kWh
of electricity and avoiding 2,800 metric tons of
CO2 emissions, equivalent to the annual
emissions of nearly 600 passenger cars
(Boulder, 2016a, 2016b).
Local government planning processes. Many local
governments have used the planning process to
establish goals or requirements for improving energy
efficiency in affordable housing. These goals and
requirements are sometimes incorporated into broader
plans, such as smart growth plans, which may include
mixed-use, transit-oriented development to reduce
personal vehicle use.
I®! Under the City of Los Angeles' 2015
sustainability plan, the city has begun
developing new policies to improve the energy
efficiency of existing affordable housing. The
City Council approved the first of these policies
in December 2016, when it established the
Existing Buildings Energy and Water
Efficiency Program. The program requires
city-owned buildings (and privately owned
buildings with 20,000 square feet or more in
gross floor area) to benchmark and publicly
report their energy and water use using the
ENERGY STAR Portfolio Manager (Lukito
and Drake, 2016; Los Angeles, 2017).
I®! In its comprehensive plan, the City of
Charlottesville, Virginia, set goals that include
maintaining and improving its affordable
housing, while providing financial incentives to
support housing that is sustainable and energy
efficient. Specific elements of the plan include
encouraging new construction to meet ENERGY
STAR, LEED, or EarthCraft Virginia standards
wherever feasible; providing tax abatements to
new or existing housing that are at least
30 percent more efficient than required under
the state energy code; and supporting the
rehabilitation of older affordable housing to
improve energy efficiency (Charlottesville, 2013).
Incentives for developers. Many local governments
have established incentives to encourage developers to
incorporate energy efficiency into their designs for
affordable housing. These incentives typically fall
within the following categories:
Conditional land donations. Some local
governments have offered to donate land to
developers in return for the developers
incorporating advanced energy efficiency features
into their designs.
I®! In 2007, the City Council in Issaquah,
Washington, authorized the city to request
developer qualifications for a sustainable
affordable housing project in the Issaquah
Highlands community that included
146 energy-efficient affordable housing units, a
community center, a childcare center serving
150 children, YWCA regional offices, and an
education center. As an incentive to developers,
the city not only offered the land at no cost, but
also offered to forgo any permit-related fees for
both land use and building permits. Completed
in 2011, the development features ENERGY
STAR appliances and other energy efficiency
measures, including highly efficient elevators,
super-insulated walls, optimized use of
daylighting, and sun shades to reduce cooling
energy use. Solar water heaters provide
40 percent of the project's hot-water needs.
The development achieved LEED NC Gold,
BuiltGreen 4-Star, and Evergreen Sustainable
Development standards, and received
five recognition awards from local and national
agencies and organizations (YWCA Issaquah,
2012, 2016).
111! In 2012, Bloomfield, Connecticut, donated land
to the Hartford Habitat for Humanity for
six energy-efficient, single-family homes. To
qualify for the homes, families' household
incomes needed to be below 60 percent of the
area's median income (FHLBBoston, 2016).
5. Opportunities for Local Governments to Support Energy Efficiency in Affordable Housing 21
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Specialized grants and loans. Many local
governments offer specialized grants and loans to
developers who design affordable housing units to
achieve superior energy efficiency. Other local
governments, such as Asheville, North Carolina,
include credits for meeting energy efficiency
criteria when scoring and selecting development
design proposals to receive low-interest loans from
the local government (Asheville, 2016).
Portland, Oregon, used its five-year,
$2.5 million Green Investment Fund (2005-
2009) to provide grants for demonstration
affordable housing units that incorporated
energy efficiency and environmental features.
For example, the fund supported the
construction of the Dolph Creek Townhomes,
which were evaluated to be over 44 percent
more efficient than the average townhome built
in Portland (Dolph Creek Townhome, 2010).
Fee waivers. Some local governments have elected
to waive permit review fees and other costs for
affordable housing projects if developers meet
certain energy efficiency, environmental, or transit-
oriented development criteria.
I®! The City of Austin, Texas, created a program
to promote both affordable housing and
transit-oriented development. The S.M.A.R.T.
(Safe, Mixed-Income, Accessible, Reasonably-
Priced, Transit-Oriented) Housing program
provides developers with sliding-scale fee
waivers and expedited permit reviews for
affordable home projects. Multifamily homes
must be within a quarter mile of a bus route, or
the developer must provide a strategy for
alternative transportation (Austin, 2008). For
more on Austin's efforts to improve energy
efficiency in multifamily affordable housing,
see Section 9, Case Studies.
> Local ordinance variances. Many local
governments have adopted zoning ordinances that
allow zoning exemptions for housing developments
that include affordable units. These exemptions,
which typically include density bonuses and
increased design flexibility, are sometimes
contingent on the development meeting specific
energy efficiency requirements.
iMf Seattle, Washington, passed an ordinance in
2006 that awards height and density bonuses to
residential developments that are affordable
and achieve LEED Silver certification, which
includes energy efficiency specifications
(Seattle, 2016).
6. STRATEGIES FOR EFFECTIVE
PROGRAM IMPLEMENTATION
Once programs and policies to improve energy
efficiency in affordable housing have been initiated,
local governments can use the strategies described in this
section to overcome barriers to energy efficiency and
help ensure their programs are effectively and efficiently
implemented.
Common barriers to energy efficiency projects in
affordable housing include:
Higher upfront costs for energy-efficient equipment
and appliances;
Uncertainty about the credibility of benefits claims;
Insufficient information about product-specific
incremental benefits;
Split incentives when the developer or landlord does
not have a stake in the home's eventual energy
performance;
Lack of information about financing opportunities;
and
Lack of availability of energy-efficient products or
services (U.S. EPA, 2005).
This section provides examples of implementation
strategies that local governments have used in
two categories: 1) strategies for developing and
enhancing energy efficiency programs by working with
local developers and other local stakeholders in the
immediate community; and 2) strategies that involve
working with federal, state, and local government
agencies. Strategies to help overcome financial obstacles
are discussed in Section 7, Investment and Financing
Opportunities. EPA's Bringing the Benefits of Energy
Efficiency and Renewable Energy to Low-Income
Communities series provides additional examples of
strategies to successfully deliver energy efficiency
programs (see the text box on the next page for more
information).
22 6. Strategies for Effective Program Implementation
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BRINGING THE BENEFITS OF ENERGY EFFICIENCY AND
RENEWABLE ENERGY TO LOW-INCOME COMMUNITIES
EPA's State and Local Energy and Environment Program
offers case studies and program profiles to help officials in
state and local energy, environmental, housing, and social
services agencies; nonprofits; and utilities understand
promising practices and successful models that they can
use to reduce GHG emissions by bringing energy efficiency
and renewable energy to low-income communities.
The profiles and case studies highlight effective programs
at the state and local levels that have led to the successful
adoption of energy efficiency and renewable energy in low-
income communities. The series highlights promising
practices, such as:
• Reducing upfront costs
• Partnering with trusted organizations
• Creating one-stop hubs for energy assistance
• Addressing eligibility gaps
• Adopting a whole-building approach
• Addressing split incentives
• Considering community solar
EPA selected programs for inclusion in this series based on
their demonstrated ability to achieve results through on-
the-ground implementation; their potential to be scalable,
replicable, and sustainable; and to highlight a diverse range
of communities (geography, size) and types of programs.
The case studies, profiles, and other resources are available
at https://www.epa.gov/statelocalenergy/bringing-
benefits-energy-efficiency-and-renewable-energy-low-
income-communities.
Strategies for Working with Developers
and Other Affordable Housing
Stakeholders in the Community
Use a team approach that includes working with
trusted organizations. Many local governments bring
together teams of stakeholders to improve energy
efficiency in affordable housing. By capitalizing on
existing relationships with federal and state
government agencies, private developers, utilities, and
other organizations, local governments can create
linkages between these parties to help incorporate
energy efficiency in existing and new affordable
homes. Organizations and agencies that already
provide services to low-income households can offer a
familiar, trusted conduit for support, information, and
education, which can help the process of assessing
needs and delivering energy efficiency services to
owners and residents of affordable housing.
Provide guidelines to developers. Several local
governments have adopted guidelines for developers
to help them incorporate energy efficiency and green
features in affordable housing. Guidelines can provide
information on additional sources of assistance and
funding opportunities. For example, local
governments can provide developers with information
on state and local financial incentives for purchasing
ENERGY STAR certified equipment and appliances
(see EPA's ENERGY STAR product rebate finder at
http:/Avww. energy star.govfin dex. cfm ?fuseaction =reb
ate.rebate locator). Guidelines can also serve as
communications material to inform the public of the
local government's efforts to improve energy
efficiency.
I®! Seattle, Washington, developed a green
affordable housing guide that includes
resources and information on energy efficiency
and other green features that can be used to
reduce operational costs in city-funded
affordable housing. The city also developed
additional technical resources for affordable
housing managers to support cost-effective
green building maintenance (Seattle, 2016).
i The Portland, Oregon, Office of Sustainable
Development created green affordable housing
guidelines for the local Development
Commission to be distributed to prospective
developers, as well as posted other green
building publications and case studies on its
website at
http:/Avww.portlandonline. com/bpsfindex. cfm ?c
=48817. The case studies include residential,
commercial, and nonprofit green building
projects; and provide details on the costs and
benefits, operations, construction, design,
overview, and keys to success in each phase
(Portland, 2010).
Get third-party verification. HERS12 raters can
provide independent verification of home energy
efficiency for homeowners and renters, and can help
affordable housing developers during the design and
construction phases by reviewing plans,
recommending energy efficiency measures,
conducting onsite energy efficiency testing, and
r- Standards for HERS ratings are developed by the Residential Energy
Services Network (RESNET). For more information, see
h tip://www. resnet. lis.
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6. Strategies for Effective Program Implementation 23
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ensuring that homes meet ENERGY STAR's
standards (U.S. EPA, 2008i). Obtaining a HERS
rating is a requirement for the ENERGY STAR label
for new homes.
I®! The Housing Authority of the County of
Riverside, California, requires developers to
hire a HERS inspector to verify energy
performance in new construction and energy
upgrades to existing construction before
building owners can be approved for an
energy-efficient utility allowance. These
allowances, which adjust a tenant's rent
calculation to account for reduced utility costs
after energy efficiency improvements
(effectively increasing the proportion of rent
that goes to the owner), can help cover the
costs of energy-efficient equipment or retrofit
projects in multifamily affordable housing
(Housing Authority of the County of
Riverside, 2016).
Purchase energy-efficient products in bulk.
Affordable housing developers often purchase
products on an as-needed basis in small quantities
from retailers. However, many have found that they
can often save money by purchasing products directly
from product manufacturers or wholesalers, some of
which offer discounts on bulk purchases.
Sponsor or coordinate training sessions for
developers, agency staff, and maintenance teams.
Many local governments have sponsored or
coordinated training sessions to provide local
contractors, housing organizations, and local
government staff with information on energy
efficiency features for homes and overall approaches
to improving energy efficiency in affordable housing.
Many affordable housing developers rely on facility
management teams to ensure that energy efficiency
measures in multifamily affordable housing
developments continue to produce results. Some local
governments, private developers, and PHAs provide
these teams with training in maintaining and operating
equipment and systems in an energy-efficient manner.
i Working with the DOE, the PHA of Islip, New
York, trained its maintenance staff to
implement basic cost-effective, energy
efficiency measures—such as air sealing,
insulating water heaters, installing low-flow
showerheads, upgrading lighting—as part of
the normal refurbishment process that
affordable housing units go through between
occupancies. Improvements made during a
pilot project reduced whole-house energy use
by 10 percent, saving an estimated $200-$250
per year. The PHA has made efficiency
improvements part of its standard apartment
turnover protocol (U.S. DOE, 2014). The
Philadelphia Housing Authority also uses an
energy efficiency turnover protocol; see Section
9, Case Studies.
Participate in Home Performance with an ENERGY
STAR sponsor. EPA and DOE's Home Performance
with ENERGY STAR program provides a
comprehensive, whole-house approach to improving
energy efficiency. Through this program, contractors
offer homeowners and renters whole-home diagnoses
and develop home-specific recommendations for
improving energy efficiency. Local governments can
participate as program sponsors by providing training
and site inspections to ensure contractors are
providing quality services to homeowners. Some
municipally owned utilities, including Columbia
Water and Light in Columbia, Missouri; Austin
Energy in Austin, Texas; and the Sacramento
Municipal Utility District in Sacramento, California,
serve as local sponsors (U.S. EPA, 2017d).
Engage affordable housing residents. Local
governments, affordable housing developers, building
owners, and other stakeholders can help homeowners
and renters get the most out of energy efficiency
improvements in their units by educating them on how
to properly operate a home to lower utility costs. This
approach is especially critical for influencing the
behavior of residents whose energy costs are paid by
the building owner, since the renters themselves have
little financial incentive to use less energy.
Engage affordable housing owners and managers.
Local governments and affordable housing developers
can increase participation in energy efficiency
programs through education and outreach to building
owners and managers, focusing on staff who make
decisions on energy efficiency improvements and
program participation (ACEEE, 2016b).
i The District of Columbia Sustainable Energy
Utility (DCSEU) has a team of employees
dedicated to conducting energy efficiency
outreach to low-income multifamily buildings
in Washington, DC. Account managers search
for potential projects and build relationships
24 6. Strategies for Effective Program Implementation
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with decision-makers. This targeted outreach
helps DCSEU meet its goals for energy savings
and program participation (ACEEE, 2016b).
Engage the public. Local governments can use
outreach events to educate the public about the
benefits of energy efficiency and GHG emission
reductions (U.S. EPA, 2005). Design charrettes often
provide an effective way to bring together multiple
stakeholders, including the public, in the planning and
design processes; serve as a forum for discussing
goals, concerns, and strategies; and produce buildings
that are energy-efficient and responsive to stakeholder
needs.
tllf The Fresno, California, Housing Authority
collaborated with area small businesses to
rehabilitate and construct affordable housing
units using funds under a HUD Rental
Assistance Demonstration Construction
Project (Fresno, 2013).
Coordinate energy efficiency programs and align
them with broader energy and environmental goals.
Coordinating efforts across programs can capture
efficiencies, eliminate redundancies, and simplify
processes for owners and residents of affordable
housing. Establishing a one-stop hub for low-income,
energy efficiency programs creates a single point of
contact and allows programs to serve multiple needs.
For example, investing in energy efficiency in
affordable housing can contribute to community smart
growth initiatives. Creating a range of housing
opportunities and choices is considered one of the
principles of smart growth, and the availability of
affordable housing can have a significant impact on
how communities grow. Local governments can help
improve the affordability of housing by encouraging
development in locations with access to a variety of
transportation options (another principle of smart
growth). Housing constructed and sited for energy
efficiency and access to public transportation can
reduce the strain on community resources, such as
water; and reduce homeowners" and renters" utility
and transportation payments (U.S. EPA, 20081). For
more on how local governments implement activities
that encourage smart growth in their communities, see
EPA"s Smart Growth guide in the Local Government
Climate and Energ\> Strategy Series.
Strategies for Working with Federal,
State, and Local Government Agencies
Participate in federal programs that promote energy
efficiency in affordable housing. Local governments
can use tools and guidance from the ENERGY STAR
Multifamily High-Rise Program or any of the other
federal programs listed in Section 8, Federal State,
and Other Program Resources. Participating in or
partnering with these programs can help local
governments keep informed about best practices,
funding opportunities, case studies, and new
information resources.
STATE ENERGY PROGRAM HELPS LOCAL COMMISSION
IMPROVE LOW-INCOME HOUSING
With a grant and technical assistance from the Maryland
Department of Housing and Community Development under
the state's EmPOWER Maryland Limited-Income Multifamily
Energy and Housing Affordability Program, the Housing
Commission of Anne Arundel County, Maryland, was able to
improve living conditions for residents of its affordable
housing developments.
Residents saw their energy bills fall by 15% after the
retrofits, which included installing energy-efficient windows,
weather-stripping front doors, adding insulation around
pipes and in attics, and installing programmable thermostats
and energy-efficient refrigerators.
Residents also reported quality-of-life improvements. For
instance, they stated that the new windows increased the
amount of fresh air in their households since the new
windows were easier to open and close than the original
ones. Residents also noted that the air duct maintenance
improved the air flow through vents and made the air easier
to breathe for children with allergies.
For more information, see the case study on EmPOWER
Maryland in EPA's series Bringing the Benefits of Energy
Efficiency and Renewable Energy to Low-Income
Communities, available at
https://www.epa.gov/statelocalenergy/empower-
maryland-leveraging-relationships-and-experience.
Source: Maryland DHCD, 2017.
fffll
fflJ The New Bedford Housing Authority in
Massachusetts certified 9 of its 46 affordable
housing developments to ENERGY STAR
standards. Upgrades to the buildings, some of
which were built in the early 1970s, included
air sealing and insulation along with new
energy-efficient lighting and appliances (New
Bedford Housing Authority, 2015). The
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6. Strategies for Effective Program Implementation 25
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housing authority used many funding sources
and programs to complete a range of energy
efficiency upgrades to nearly all of its
properties, saving more than $1 million in
energy costs in 2011-2012 alone (U.S. HUD,
2013).
Form alliances with state agencies. Local
governments can maximize the effectiveness of their
energy efficiency activities by partnering with state
agencies, such as public utilities commissions, state
energy offices, and departments of transportation; and
state HFAs can offer additional expertise and often
help local governments provide developers with
information on available incentives. Alliances may
also be an effective way to develop and implement
policy tools that reduce split incentives, such as green
leases (leases that include an energy management plan
to ensure that both tenants and owners benefit from
efficiency improvements) or virtual net metering (a
bill-crediting system for solar power installations),
helping to address the split incentive barrier.
Work with other local governments. Working with
other local governments can increase the regional
benefits of improving energy efficiency in affordable
housing. For example, increased regional demand for
energy-efficient products and services can lead to
business and employment growth. In addition, working
with other local governments can increase
implementation effectiveness by facilitating
information-sharing on many topics, including energy
efficiency measures, behavioral factors affecting energy
efficiency retrofits, costs, and funding opportunities.
I®! The Louisville, Kentucky, Metro Housing
Authority shared information with the
Lexington Housing Authority in Massachusetts
on using ENERGY STAR labeling for new,
energy-efficient affordable housing units
(LMHA, 2006).
In addition to the strategies described in this section,
many organizations and programs offer criteria,
expertise, and in some cases funding to help local
agencies work with developers to improve energy
efficiency in affordable housing. (See Section 8,
Federal State and Other Program Resources, for more
information.)
7. INVESTMENT AND FINANCING
OPPORTUNITIES
Energy efficiency improvements in affordable housing
often involve capital investments that can range in size
and length of payback periods. There are many financing
opportunities that can help local governments and
developers manage the costs of these investments.
Investment
Improving energy efficiency in local government facilities
and operations is an investment that earns a return over
time. The size and payback period of this investment
varies depending on the extent of the upgrade and the
resources required. While some energy efficiency
improvements require substantial upfront investment, the
costs can often be quickly recovered. Using a life-cycle
cost analysis, which measures the lifetime costs of design
and construction, maintenance and replacement, and other
environmental impacts, can help the cost-effectiveness of
energy efficiency upgrades.
BOULDER COUNTY HOUSING AUTHORITY—ENERGY
CONSERVATION PROGRAM
The Boulder County (Colorado) Housing Authority has
partnered with the cities of Longmont, Boulder, and Fort
Collins; the state Division of Housing; and the federal
Department of Health and Human Services Low-Income
Home Energy Assistance Program (LIHEAP) Crisis
Intervention Program to establish the Longs Peak Energy
Conservation Program for weatherization. This program
offers opportunities for adding insulation, furnace tune-ups,
duct sealing, lighting retrofits, appliance replacements, and
hot water heater replacements. The program is funded by
the Colorado Energy Office and the DOE.
Source: Boulder County Housing Authority, 2016.
Life-cycle cost analyses can reveal short payback
periods for many energy efficiency investments.
Incorporating investments with short payback periods
into a comprehensive energy efficiency upgrade can help
reduce the overall payback period for the entire project
(Zobler and Hatcher, 2008). For example, purchasing
energy-efficient products, which have short payback
periods, can generate significant energy cost savings that
can shorten the payback period for the building upgrade
as a whole. Similarly, behavioral adjustments, such as
setting thermostats at lower temperatures in the winter,
can often be implemented at no cost yet produce
significant savings and reduce the payback period of a
comprehensive upgrade. Table 2, ENERGY STAR
26 7. Investment and Financing Opportunities
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Specification Overviews: Energy Savings and Payback
Periods, demonstrates how purchasing many ENERGY
STAR certified products requires no cost premium
compared with conventional products.
More extensive energy efficiency projects
(e.g., designing new energy-efficient developments)
often require greater upfront spending, but costs can vary
considerably. Several studies have found that the upfront
"green cost premium" for green affordable housing
averages around 2 percent, but the costs are more than
offset by utility and other savings (New Ecology, 2006;
UMass Lowell's Center for Family, Work &
Community, 2006; Southface, 2016).
encourage private developers to incorporate energy
efficiency into affordable housing developments). These
tools include the following:
Home Energy Saver Cost Calculator. This calculator
from DOE and the Lawrence Berkeley National
Laboratory provides recommended energy efficiency
measures and estimated costs, savings, payback
periods, and rates of return for energy efficiency
investments. Users can obtain either basic results by
entering their zip code, or more customized results
(i.e., a more tailored suite of recommendations and an
overall investment strategy) by entering specific
building energy use and design characteristics (LBNL,
2016). The calculator is available at
http:/Avww. homeenergy saver, lbl.gov/consumer/.
Besides the ENERGY STAR tools listed in Table 1,
ENERGY STAR Program Resources, on page 6, many
other tools exist to help local governments and
developers calculate the estimated investment required
for specific energy efficiency projects. Typically, these
tools can also be used to calculate the projected energy
cost savings and simple payback periods associated with
an energy efficiency project, which can be useful when
identifying priority investments and making the case for
energy efficiency (e.g., if a local government wants to
Building Energy Software Tools Directory. This site
provides links to many building simulation tools that
can be used to analyze energy use and efficiency
upgrade options in the design, construction, operation,
and maintenance of new and existing buildings in the
United States. The directory is available at
http:/Avww. buildingen ergysoftwaretools. com/.
TABLE 2. ENERGY STAR Specification Overviews: Energy Savings and Payback Periods
Percent Energy Savings Compared
Product Category with Conventional Product Payback Period
Appliances
Dehumidifiers
30%
< 1 year
Dishwashers
10%
Generally cost-effective over the lifetime of the product
Refrigerators and freezers
10%
Generally cost-effective over the lifetime of the product
Room air cleaners
40%
0 years (typically no retail cost premium)
Room air conditioners
10%
~ 5 years
Electronics
Cordless phones
40%
0 years (typically no retail cost premium)
Digital video disc (DVD) products
35%
0 years (typically no retail cost premium)
Soundbars
60%
0 years (typically no retail cost premium)
Televisions
30%
0 years (typically no retail cost premium)
Envelope
Roof products
NA
< 4 years
Windows
12%
Varies regionally
Lighting
Light emitting dioxide (LED) lamps
80%
< 1 year
Residential-style light fixtures
80%
< 1 year
Office Products
Computers
20%
0 years (typically no retail cost premium)
Copiers
25%
0 years (typically no retail cost premium)
Monitors
20%
0 years (typically no retail cost premium)
Multifunction devices
15-60% (inkjet v. laser)
0 years (typically no retail cost premium)
Printers
20%
0 years (typically no retail cost premium)
Scanners
20%
0 years (typically no retail cost premium)
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3 ENERGY STAR promotes products that reduce GHG emissions by meeting the highest energy conservation standards by developing performance-based
specifications that must be met in order to earn the label. These specifications are established to recognize products that are cost-effective for the purchaser, offer at
least equivalent functionality and features as standard products, and are proven and broadly available. EPA reassesses these specifications as market conditions
change. These specifications, which are used as the basis for ENERGY STAR labeling, are developed using a systematic process that relies on market, engineering, and
pollution savings research and input from industry stakeholders. Specifications are revised periodically to be more stringent, which has the effect of increasing overall
market energy efficiency (U.S. EPA, 2012). EPA and DOE screen all of the specifications annually to determine if any require reassessment. These assessments may
lead to a specification revision, a specification being sunset, or no action being taken depending on market readiness for the next level. To view current ENERGY STAR
criteria and specifications under review or revision, please visit energystar.gov/specifications.
Product Category
Percent Energy Savings Compared
with Conventional Product
Payback Period
Heating and Cooling
Air source heat pumps
5%
< 5 years
Boilers
10%
To be determined
Ceiling fans with lighting
60%
< 2 years
Furnaces
15%
Generally cost-effective over the lifetime of the product
Geothermal heat pumps
60%
Varies regionally
Light commercial HVAC
5%
Varies regionally
Ventilating fans
50%
~ 5 years
Other
Water coolers
35%
< 1 year
Vending machines
40%
0 years (typically no retail cost premium)
Source: U.S. EPA, 2017b.
Financing
Upfront costs can be a barrier to improving energy
efficiency in affordable housing. However, delaying
cost-effective, energy efficiency improvements can also
be costly since an activity not undertaken can result in
increased utility bills (Zobler and Hatcher, 2008). This
section describes the financing vehicles and funding
sources that can help overcome financial barriers.
FINANCIAL VEHICLES
Financing refers to accessing new funds through means
such as loans, bonds, energy performance contracts,
lease-purchase agreements, and grants to pay for energy
efficiency upgrades. Financial vehicles that can be used
to finance energy efficiency improvements in affordable
housing are described below.
Energy performance contracting. Many affordable
housing developers and owners have used energy
performance contracts with ESCOs to improve energy
efficiency in affordable housing at no upfront cost. An
energy performance contract is an arrangement with
an ESCO or energy service provider that allows a
local government to finance energy-saving capital
improvements—usually over a 7-15 year term—with
no initial capital investment, by using money saved
through reduced utility expenditures. Energy
performance contracts bundle energy-saving
investments (e.g., energy audits, design and
specification of new equipment, ongoing maintenance,
measurement and verification of product performance,
indoor air quality management, personnel training).
An ESCO often provides a guarantee that energy cost
savings will meet or exceed annual payments covering
all activity costs. Such guaranteed savings agreements
are the most common type of performance contract in
the public sector.13 If the savings are not achieved, the
ESCO pays the difference. Some performance
contracts include a reserve fund to cover potential
shortfalls, while others provide security enhancements
in the form of performance bonds or letters of credit.
In some instances, performance insurance may be
available (Zobler and Hatcher, 2008).
ESCOs often offer financing as part of the
performance contract. However, because ESCOs are
private sector firms that typically borrow at taxable,
commercial rates, it is often possible for a public-
sector entity to secure better financing arrangements
by taking advantage of lower, tax-exempt interest
rates available to government entities.
The nation's PHAs have entered into more than
300 energy performance contracts since 1987,
leveraging over $1.4 billion in third-party financing
for energy efficiency improvements in more than
300,000 units (U.S. HUD, 2016b).
13 Another type of agreement is an "own-operate " agreement, in which the
ESCO maintains ownership of the facility, and sells back its "output" to
the local government entity.
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ENERGY PERFORMANCE CONTRACTS FOR PHAS
When PHAs enter into energy performance contracts with
ESCOs for energy efficiency improvements to affordable
housing, they can negotiate to have the ESCO propose
multiple packages of energy conservation measures. This
allows the PHA to review a range of cost estimates and
make energy efficiency investment decisions based on
available resources and the relative potential benefits of
each proposed package.
Source: ORNL, 2000.
I®! Between 2015 and 2017, the Housing Authority
of the Birmingham District, in Birmingham,
Alabama, financed improvements of
14 developments, consisting of more than
4,100 affordable housing units, through a
17-year energy performance contract with an
ESCO that guarantees the savings. The
$37.4 million project is helping the housing
authority reduce energy costs by an estimated
25 percent, equivalent to $3.6 million annually.
The ESCO upgraded water and lighting;
replaced refrigerators; improved building
envelopes; and upgraded the heating, cooling,
and air conditioning equipment (Ameresco,
2015).
Energy-efficient mortgages. An energy-efficient
mortgage gives borrowers the opportunity to finance
cost-effective, energy efficiency improvements in
their homes as part of a single mortgage. It helps
borrowers expand their debt-to-income qualifying
ratios on loans, which can enable them to qualify for
larger loan amounts that can lead to more extensive
energy efficiency improvements. Conventional
energy-efficient mortgages enable lenders to increase
the borrower's annual income (and therefore the size
of the loan they are eligible for) by adding the dollar
amount of the expected energy savings. While these
mortgages are often used to purchase new, energy-
efficient homes, energy-efficient mortgages can often
be used to improve energy efficiency in existing
homes (sometimes called energy-improvement
mortgages) (U.S. EPA, 2007). For more on finding
lenders who offer energy-efficient mortgages, visit
https:/Avww.energystar.gov/newhomes/mortgage_lend
ing_programs/energy_efficient_mortgages.
Federal home loans. The Federal Housing Finance
Agency requires its 11 district banks to allocate
10 percent of their income to fund its Affordable
Housing Program. This program provides targeted
grants and interest rate subsidies to developers
through district banks (FHFA, 2018). These funds can
be used to preserve affordable housing or to help pay
for reconstruction and rehabilitation costs. The district
banks can also encourage energy-efficient affordable
housing design.
I®! The Housing Authority of the City of Meriden,
Connecticut, received a $1.5 million grant and
a $2.4 million subsidy from the Federal Home
Loan Bank of Boston to build 60 affordable
housing units designed and certified to
Enterprise Green Communities standards,
which include low per-unit energy
consumption, healthy indoor air quality, and
the use of sustainable and high recycled-
content products and finishes (FHLBBoston,
2016).
Federal government grants. Affordable housing
stakeholders can apply for grants from federal
government agencies, including DOE and HUD.
Information on specific federal grant opportunities is
provided in the following section on funding sources.
On-bill financing. On-bill financing offers a way for
home or building owners to overcome the high
upfront capital costs of making energy efficiency
upgrades, which can be a financial and psychological
barrier to making investments in energy efficiency.
The capital used to cover the costs of one or more
efficiency measures is then paid back through charges
added to monthly utility or annual property tax bills.
On-bill financing tools that can help address barriers
faced by low- and moderate-income home owners and
renters include tariffed installation programs and clean
energy municipal financing. In these programs, capital
is raised through bond issues, public funds, utilities, or
other private funds rather than issuing lines of credit
to home owners and tenants directly (UC Berkeley,
2009; U.S. HUD, 2009).
Property assessed clean energy (PACE) financing. In
states with enabling legislation, PACE financing is a
way of financing energy efficiency investments
through loans from the local government. The loan
can be repaid through special assessments on property
taxes; or through other locally collected taxes or bills,
such as utility, water, or sewer bills. Only participants
in the program are subject to a special assessment, and
the investments made are linked to the property rather
than the occupant. If a property owner or tenant
participating in a PACE program moves, the
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7. Investment and Financing Opportunities 29
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repayment obligation transfers to the new owner or
tenant (DSIRE, 2016). In 2016, HUD's Federal
Housing Administration (FHA)-issued guidance
clarifying the circumstances under which it will insure
mortgages on properties that include PACE
assessments. FHA will now approve purchase and
refinance mortgage applications in states that treat
PACE obligations as special assessments similar to
property taxes (U.S. HUD, 2016a).
i The Texas State Legislature authorized PACE
financing in 2013, and it is being adopted by a
growing number of municipalities across the
state. In 2016, voters in Dallas, Texas,
approved the city's proposed PACE financing
program (Dallas Economic Development,
2016). Dallas PACE covers energy efficiency
upgrades for multifamily residential buildings
with five or more units. PACE will cover
100 percent of the cost of the upgrades, and
owners can repay the low-cost loan over a
10- or 20-year period (Texas PACE Authority,
Undated). PACE can be used to improve
energy efficiency in some types of multifamily
affordable housing, particularly HUD-assisted
private properties, PHA properties
participating in HUD's Rental Assistance
Demonstration program, and properties
funded by the USDA's Rural Development
program (EDF and Texas PACE Authority,
2016).
Refinancing incentives. Fannie Mae's Green
Preservation Plus program is a partnership between the
FHA and Fannie Mae to refinance energy efficiency
and water upgrades in older affordable multifamily
housing properties. Buildings must be at least 10 years
old, and energy and water retrofits must account for at
least 5 percent of the original mortgage amount.
Borrowers must track and report their energy and water
use, along with costs, using the ENERGY STAR
Portfolio Manager (Fannie Mae, 2016).
The Freddie Mac Multifamily Green Advantage
program provides better pricing and additional funding
for borrowers looking to improve the energy or water
efficiency of their property. Under the Green Up and
Green Up Plus options, borrowers can receive
reimbursement for a property analysis report of up to
$3,500 upon Freddie Mac's purchase of their loans. If
they choose to perform the improvements identified in
the assessment that will result in the minimum required
energy or water consumption savings, they are eligible
to receive better pricing and underwriting for the
expected energy savings. Borrowers are required to
track energy and water use in the ENERGY STAR
Portfolio Manager, and comply with annual reporting
requirements (Freddie Mac, 2017).
FUNDING SOURCES
Many sources are available to fund energy efficiency
improvements in affordable housing. They can be
accessed through the financial vehicles described above
to provide the capital for energy efficiency upgrades.
HUD programs. Many HUD programs can be used to
improve energy efficiency in affordable housing:
HOME. The HUD HOME Program, the nation's
largest block grant to state and local governments
for creating affordable housing, allocates
approximately $ 1 billion annually for the purchase
and rehabilitation of affordable housing units by
state and local governments (called "participating
jurisdictions"). The participating jurisdictions then
set their own program requirements for how these
funds are distributed. State and local grantees often
make these funds available to developers for new
construction, rehabilitation, rental assistance,
administration costs, and other uses associated with
affordable housing. Local jurisdictions must meet a
minimum eligibility of $335,000 (based on HUD's
grant formula) to receive allocations. Jurisdictions
that do not meet the $335,000 threshold can partner
with neighboring localities (U.S. HUD, 2017a).
HUD encourages program jurisdictions to use
ENERGY STAR certified products and standards
for HOME-funded housing (U.S. HUD, 2008).
Self-Help Homeownership Opportunity Program
(SHOP). SHOP funds nonprofit organizations and
consortia to purchase and develop or improve
affordable housing. The funds are intended to
provide homeownership opportunities to low-
income populations that would otherwise be unable
to purchase a home. Eligible homebuyers apply
through SHOP grantees and are expected to
contribute time and effort during the construction
process instead of financial payment. Many local
governments have worked with SHOP grantees to
promote affordable housing. Local governments can
also work with SHOP grantees to encourage the use
of energy-efficient designs (U.S. HUD, 2016c).
Community Development Block Grant (CDBG)
program. This program provides funding to local
governments to address a range of community
development needs. Funds are appropriated directly
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to certain local governments, called "entitlement
communities"; or are appropriated to states, which
then allocate funds to local governments. No less
than 70 percent of a local government's allocation
must be used to support low- and moderate-income
populations. Funds from the CDBG program can be
used to finance energy efficiency improvements.
HFAs and other state agencies. Developers of
affordable housing can obtain funding from HFAs
through many programs, many of which are funded
through HUD. For example, through the federal Low-
Income Housing Tax Credit program, HFAs receive
an annual allocation of housing tax credits from the
Internal Revenue Service. HFAs award these tax
credits to affordable housing projects that meet
qualifying criteria determined by the state, but which
must include specific federal requirements. The tax
credits are then sold by awardees to raise equity, thus
reducing the debt they would otherwise incur. This
use of equity translates into lower rents for low-
income residents. Many HFAs administer their own
programs.
i In some states, such as Delaware and Utah,
HFA funding is contingent on the affordable
housing project meeting energy efficiency
criteria (Delaware State Housing Authority,
2008). For example, for affordable housing
units in the State of Utah to receive funding
through the Olene Walker Housing Loan
Fund, which manages more than $8 million per
year in HUD and state funds, the units must be
ENERGY STAR certified (OWHLF, 2016).
Local governments and developers can also get
funding from other state agencies, including state
energy and planning agencies. Many state agencies
administer energy efficiency programs that often
include affordable housing components.
i The Illinois Department of Commerce and
Economic Opportunity administers the
Energy-Efficient Affordable Housing
Construction Program that provides grants to
developers for incorporating energy efficiency
into new and renovated affordable housing
developments. The program, which has
generated energy cost savings of over
$12 million since 1988, enables developers to
build affordable housing developments that
typically use between 50 and 75 percent less
energy than conventional developments
(Illinois, 2015).
Affordable housing trust funds. Affordable housing
trust funds have been established by many state and
local governments to provide financing for affordable
housing. The allocation of funds is sometimes
contingent on projects meeting specific energy
efficiency requirements.
till Asheville, North Carolina, established a
Housing Trust Fund to fund affordable
housing development. Applicants that
incorporate green-building elements and have
high energy efficiency ratings, determined by a
third-party rating agency, receive higher
priority during the selection process (Asheville,
2016).
USD A programs. USDA offers several programs that
distribute federal funds to rural communities. These
programs are available for affordable housing
development and rehabilitation projects (USDA,
Undated).
Multifamily Housing Direct and Guaranteed Loan
Program. This program awards points to new
construction and revitalization proposals that
include energy efficiency improvements through
INCORPORATING ENERGY EFFICIENCY INTO HUD CHOICE
NEIGHBORHOOD-FUNDED AFFORDABLE HOUSING
DEVELOPMENT
HUD's Choice Neighborhoods initiative, the successor to its
HOPE VI program, supports locally driven strategies to
address struggling neighborhoods with distressed public or
HUD-assisted housing through a comprehensive approach
to neighborhood transformation. It catalyzes this
transformation by supporting the rebuilding of distressed
housing into energy-efficient, mixed-income housing that is
physically and financially viable.
For work on buildings, the program requires owners of new
construction and substantial rehabilitation projects in
multifamily housing to meet the requirements of EPA's
ENERGY STAR Homes certification. HUD encourages
grantees to go beyond the minimum requirements for
energy and water efficiency; and encourages grantees to
use recognized green rating programs, such as LEED,
ENERGY STAR Plus Indoor Air Package, and ENERGY STAR
Advanced New Home Construction.
For more information on HUD's Choice Neighborhoods
program, see
https://portal.hud.gov/hudportal/HUD?src=/program_off
ices/public_indian_housing/programs/ph/cn.
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7. Investment and Financing Opportunities 31
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the use of the ENERGY STAR program (USDA,
2007a, 2007b).
Energy Efficiency and Conservation Loan
Program. This program finances energy efficiency
and conservation projects for residential,
commercial, and industrial consumers through
loans. Eligible rural utilities can borrow money
and re-lend it to develop new and diverse energy
service products within their territories, including
programs to strengthen the energy efficiency of the
affordable housing stock (USDA, 2015).
Government tax incentives. Many federal, state, and
local tax incentives, credits, and rebates are available
for energy efficiency investments.
EPA's ENERGY STAR website includes a
summary of current federal tax credits for energy
efficiency for homeowners at
http://www.energystar.govAndex.cfm?c=tax_credit
s.txindex.
DOE maintains a searchable directory of state and
local tax credits and rebates for energy efficiency
and renewable energy projects at
https://energy.gov/savings/search.
The Database of State Incentives for Renewable
Energy provides access to a range of state and local
energy efficiency and renewable energy tax
incentives and other policies at
http:/Avww. dsireusa. org/.
Nonprofit organizations. Affordable housing
developers and homeowners can get funding and
financing for energy efficiency in homes from
nonprofit organizations. Local governments that have
existing relationships with such organizations can
facilitate collaborative projects involving nonprofits
and developers. For example, GRID Alternatives, a
renewable energy nonprofit, partners with many local
governments and tribes to attract and implement
funding for solar power projects on low-income
buildings. Some CDFIs may provide financing for
energy efficiency projects; a list of certified CDFIs in
the United States is available at
https://www.cdfifund.gov/Pages/FAO.aspx.
Other federal grant opportunities. Several federal
government agencies, including DOE and HUD, offer
grants to organizations (including local governments)
that provide funds that can be used for energy
efficiency programs. A searchable database of current
and upcoming federal grants is available at
http://www.grants.gov/
8. FEDERAL, STATE, AND OTHER
PROGRAM RESOURCES
Federal, state, and regional agencies and organizations
can be important sources of information and financial and
technical assistance for energy efficiency programs, as
described below.
Federal Programs
Building America. This DOE initiative is a private-
public partnership that encourages energy efficiency
in new and existing homes across the country.
Building America has developed best practices guides
based on a home's particular climate zone.
Website: http://energy.gov/eere/buildings/building-
america-bringing-bui/ding-in novations-market.
ENERGY STAR. Many ENERGY STAR programs
provide technical assistance and guidance on improving
energy efficiency in affordable housing. The Home
Performance with ENERGY STAR initiative
encourages the use of ENERGY STAR standards to
facilitate whole-building, energy efficiency
improvements in existing residences. The initiative's
website includes information on whole-building design,
home energy inspections, diagnostic testing and
installation, and quality assurance inspections.
ENERGY STAR also offers tools, such as the Home
Energy Yardstick and the ENERGY STAR Home
Advisor, which can be used to compare home energy
performance with other homes and develop a list of
recommended energy efficiency measures.
The ENERGY STAR Certified Homes and ENERGY
STAR Multifamily High-Rise programs provide
certification for new, energy-efficient homes,
including in multifamily residential buildings.
Certified homes are at least 20 percent more energy
efficient than homes built in accordance with the 2009
IECC (with customized requirements in states where
the energy code already exceeds the 2009 IECC).
Multifamily, high-rise buildings must be at least
15 percent more energy efficient than required for the
energy code under which the building is permitted,
which varies from state to state.
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CAMPAIGNS AND INCENTIVE PROGRAMS FOR ENERGY
EFFICIENCY
ENERGY STAR maintains a directory of national, state, and
local programs that offer recognition and other incentives
for energy efficiency improvements, available at
https://www.energystar.gov/buildings/program-
administrators/state-and-local-governments/campaigns.
Incentives include tax credits and other financial or
administrative benefits, free technical support and energy
audits, and public recognition.
The ENERGY STAR Program for Existing
Multifamily housing offers certification for existing
multifamily properties, as well as tools such as
ENERGY STAR Portfolio Manager that allows
property owners and managers to measure and track
energy, water, and waste usage. To be eligible for
certification, multifamily properties need to be
benchmarked in Portfolio Manager with at least
12 months of whole-building energy data, and achieve
an ENERGY STAR score of at least 75, indicating
that the property performs better than at least
75 percent of similar buildings nationwide. To apply
for certification, information must be verified by a
Licensed Professional (either a Professional Engineer
or Registered Architect), and submitted to EPA for
approval. To assist affordable housing owners, a
subset of Licensed Professionals has offered to
conduct verification pro-bono, and they can be found
via the online search tool called the "Licensed
Professional Finder."
For more information on ENERGY STAR resources
for energy efficiency in affordable housing, see
Table 1, ENERGY STAR Program Resources, on
page 6.
Website:
https:/Avww. en ergystar.govAn (lex. cfm ?c=affordable_
housing.affordablehousinglowincome.
DOE WAP. This program helps low-income families
reduce their utility bills by improving energy
efficiency in their homes. It provides weatherization
services to approximately 40,000 homes each year
using DOE funds, saving these households an average
of $280 per year on their energy bills. WAP's direct
funding recipients, state-level agencies, contract with
local governments and community action agencies to
provide weatherization services, which supports
approximately 8,500 direct and indirect jobs per year.
Website: http://energy.gov/eere/wipo/weatherization-
and-intergov em mental-programs-office.
EPA State and Local Energy and Environment
Program. Offers free analytical tools, data, and
technical expertise about energy efficiency, renewable
energy, and other emerging technologies to help state,
local, and tribal governments achieve their
environmental, energy, and economic objectives.
Website: http://www.epa.gov/statelocalenergy.
EPA offers information to help state and local
energy, environmental, housing, and social service
agencies; nonprofits, and utilities understand
successful models they can use to reduce GHG
emissions by bringing energy efficiency and
renewable energy to low-income communities.
These resources include case studies and program
profiles (see the text box on page 23), a webinar
series, and Energy Efficiency and Renewable
Energy in Low-Income Communities: A Guide to
EPA Programs.
Website:
https://www.epa.gov/statelocalenergy/bringing-
benefits-energy-efficiency-and-renewable-energy-
low-income-communities.
HUD. HUD administers many programs that support
the nation's supply of affordable housing and provides
assistance to affordable housing residents. In addition
to the funding programs described in Section 7,
Investment and Financing Opportunities, HUD
administers programs to share information on energy
efficiency and affordable housing, including:
Public Housing Energy Conservation
Clearinghouse (PHECC). PHECC is an online
information source about energy conservation
practices that can be implemented in multifamily
affordable housing units.
Website:
https://portal. hud.gov/hudportal/HUD ?src=/progr
am_offices/public_indian_housing/programs/ph/p
hecc.
Energy Performance Contracting. Through its
Energy Performance Contracting program, HUD
provides PHAs with information about working
with ESCOs to improve energy efficiency in public
affordable housing. The program offers educational
materials and information on training sessions for
PHA staff.
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8. Federal, State, and Other Program Resources 33
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Website:
http://portal. hud.gov/hudportal/HUD ?src=/progra
m_offices/public_indian_housing/programs/ph/ph
ecc/eperformance.
ENERGY STAR and HUD. HUD has collected
information on how ENERGY STAR programs can be
integrated with HUD programs. This website has
specific information on using ENERGY STAR for
HUD's HOME program.
Website:
https://portal. hud.gov/hudportal/HUD ?src=/program
offices/comm_planning/affordablehousing/progra
ms/home/greenhome.
HUD Programs that Support Energy Efficiency. This
website has specific information on Choice
Neighborhoods and many other HUD programs,
PHAs, and tribes that support energy efficiency.
Website:
https://portal.hudgov/hudportal/HUD?src=/program_
offices/economicdevelopment/eegb/programs.
USD A Rural Housing Programs. USDA offers many
opportunities to enhance energy efficiency in the more
than 14,000 affordable multifamily rental housing
properties it finances across rural America. For
example, the Multi-Family Preservation and
Revitalization Program provides priority points to
housing renovation projects that propose to include
energy efficiency measures, such as participation in
the Enterprise Community Partners" Green
Communities program, participation in local energy-
efficient building programs, replacing existing
equipment and building features with ENERGY
STAR certified items, and more.
Website: http://www.rd.usda.gov/programs-
services/housing-preservation-revitalization-
demonstration-loans-grants.
State Programs
HFAs. Many HFAs administer energy efficiency
programs that PHAs can rely on as a source of
information. The Greater Minnesota Housing Fund,
for example, has collaborated with the Family
Housing Fund and Enterprise Community Partners to
develop Minnesota Green Communities, an initiative
that supports the creation of affordable housing with
reduced energy costs, use of materials beneficial to the
environment, and conservation-minded land use
planning.
PUCs. Affordable housing developers can work with
state PUCs to improve energy efficiency in affordable
housing. Affordable housing developers can also
benefit from PUC programs that provide direct
assistance to affordable housing residents.
ALABAMAWISE
AlabamaWISE is a statewide community energy program,
funded by the Alabama Department of Economic and
Community Affairs and DOE's Better Building Program,
which empowers Alabama families to take control of their
home's performance.
The program offers advice on energy-efficient home
improvements, serves as a clearinghouse for contractor
referrals, and provides low-interest loans for energy
efficiency improvements.
Nexus Energy Center, the nonprofit organization that
implements AlabamaWISE, has begun a separate program
dedicated to assisting low-income households with energy
efficiency upgrades.
Source: Nexus Energy Center, 2017.
llf The Maine PUC worked with the Maine HFA
to administer a low-income appliance
replacement program that replaced inefficient
refrigerators and installed compact fluorescent
lights (CFLs) in low-income households,
reducing energy costs for both residents and
building owners (Efficiency Maine, 2007).
State Energy Offices. Affordable housing developers
can work with state energy offices to tailor energy
efficiency activities to synchronize with state energy
efficiency programs, develop training materials for
residence maintenance staff, and organize information
sessions for local residents.
Other Programs
Association for Energy Affordability (AEA). AEA
provides a full range of services to achieve energy
efficiency in new and existing buildings to foster and
maintain affordable and healthy housing and
communities, especially those with low incomes.
Working in California, New York, and Illinois, AEA
representatives engage in a broad range of
educational, technical, and construction management
activities such as energy efficiency program design
and implementation, and training in weatherization
and industry certification.
Website: http://aea.us.org/
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ELEVATE ENERGY
Chicago-based Elevate Energy designs and implements energy
efficiency programs in 11 states around the country, with an
emphasis on helping low-income communities. Through its
Energy Efficient Building Services program, the organization
offers building owners free, comprehensive energy efficiency
services, including an energy assessment, guidance on cost-
effective solutions, access to financing options, quality
assurance, and follow-up. This full-service approach maintains
building owners' engagement and trust throughout the
upgrade process.
Since the program's launch in 2007, more than
620 affordable multifamily buildings (comprising
28,600 units) have completed upgrades in Illinois and
Michigan alone. These retrofits have avoided more than
49,400 metric tons of C02, equivalent to the annual
emissions from the energy use of approximately
5,200 average American homes.
For more information, see the program profile on Elevate
Energy in EPA's series, Bringing the Benefits of Energy
Efficiency and Renewable Energy to Low-Income
Communities, available at
https://www.epa.gov/statelocalenergy/elevate-energy-
energy-efficiency-services-affordable-multifamily-buildings.
Source: Elevate Energy, 2017.
Center for Neighborhood Technology (CNT). The
CNT provides information and resources to help
planners, developers, and local officials make
decisions about community development. Several of
these resources are relevant for improving energy
efficiency in affordable housing. For example, CNT's
Housing and Transportation Affordability Index is a
free, online mapping tool that encourages city
planners to think about affordability in terms of
location efficiency.
Website. https://www. cnt. org/.
EarthCraft Affordable Housing Initiative. EarthCraft
provides technical services such as design reviews and
charrettes, energy modeling, HVAC load calculations,
pressure testing of building envelopes and duct
systems, energy auditing and rate analysis, mold and
moisture assessments, and ENERGY STAR
facilitation and certification. EarthCraft Multifamily is
a green building program developed by the Greater
Atlanta Home Builders Association and Southface.
Launched in 2004, EarthCraft Multifamily was the
first multifamily-specific green building program in
the nation and now serves multifamily affordable and
market-rate housing units, including for new
construction, renovation, gut rehabilitation, and
adaptive reuse. EarthCraft also builds affordable
houses in partnership with other organizations; in
Virginia in collaboration with Habitat Humanity, it
has built and certified over 220 homes since 2007.
Website:
http:/Avww.earthcraft.org/builders/programs/earthcr
aft-house/.
Energy Efficiency for All (EEA). EEA is a partnership
of the Energy Foundation, Elevate Energy, the
National Housing Trust, and the Natural Resources
Defense Council dedicated to linking the energy and
housing sectors together to tap the benefits of energy
efficiency for millions of low-income families. EEA
collaborates with owners, managers, businesses, and
advocates to achieve energy savings in multifamily
properties. The partnership works with electric and
gas utilities and their regulators interested in
innovative energy efficiency program designs, and
advises housing finance agencies on best practices in
building owner engagement and finance products.
Website: http://energyefficiencyforall. org/.
Enterprise Green Communities. Enterprise Green
Communities has helped to build more than
38,000 environmentally sustainable and energy-
efficient homes for low-income families since 2004.
The organization provides funds and technical
expertise to help developers, builders, and
policymakers make the transition to a green future for
affordable housing and has developed the Green
Communities Criteria, a framework of environmental
and energy efficiency standards for home design.
Website:
http:/Avww. enterprisecommunity. org/solutions-and-
innovation/green-communities.
Green Affordable Housing Coalition. This coalition is
a national, member-drive action network that
advocates for the development and preservation of
green affordable housing. It provides members with
an opportunity to share the latest research, discuss
potential policy solutions, coordinate outreach and
advocacy efforts, and network with organizations with
similar missions. Member organizations can use the
coalition as a platform through which to disseminate
information, discuss details of key policy proposals,
and coordinate outreach and advocacy efforts.
Website:
http://www.greenaffordablehousingcoalition.org/.
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Habitat for Humanity. Habitat for Humanity is a
nonprofit organization that has constructed more than
800,000 affordable homes worldwide and served
9.8 million residents since 1976. Through its
Environmental Initiative, the organization promotes
cost-effective construction methods that incorporate
energy and environmental features, and raises
awareness of energy and environmental benefits.
Habitat for Humanity has developed a series of energy
bulletins, ENERGY STAR resources, and other
technical information relating to incorporating energy
efficiency in new Habitat for Humanity homes.
Website: http:/Avww.habitat.orgAmpact/our-
workAtome-construction/technologies.
ICLEI Local Governments for Sustainability (ICLEI).
ICLEI is a membership association of local
governments that have committed to adopting
sustainable approaches for addressing climate change
and other environmental threats through a range of
activities, including energy efficiency. ICLEI
members receive access to a suite of tools and
resources for planning and implementing their energy
efficiency programs, including software, with training,
technical and communications assistance,
information-sharing, best practices, and opportunities
for recognition.
Website: http:/Avww. icleiusa. org/.
Local Initiatives Support Coalition (LISC). LISC is a
nonprofit organization that focuses on assisting
communities in revitalizing distressed neighborhoods
by promoting sustainable objectives, such as
improving energy efficiency in affordable housing.
LISC works with local governments and community
members to obtain access to loans, grants, and other
funding sources; and technical and informational
assistance for neighborhood revitalization projects.
Websites: http://www.lisc.org/and
http://www. n aco. org/resources/programs-and-
initiatives/resilient-counties-initiative.
NAHB. NAHB has created a green building program
that has developed many resources for home builders,
including the International Code Council/ASHRAE
700-2015 National Green Building Standard™, the
first residential green building standard to undergo the
full consensus process and receive approval from the
American National Standards Institute. NAHB, the
International Code Council, and ASHRAE have
partnered to develop the third edition of the nationally
recognized standard, which was approved and
published in 2016. Developers and builders can also
choose from a suite of green scoring tools
(http://www.homeinnovation.com/greenscoring) to
assess building and project designs.
Website: http://www.nahb.org/en/research/nahb-
priorities/green-building-remodeling-and-
development. aspx.
National Housing Trust. The National Housing Trust
is a nonprofit organization that protects and improves
existing affordable rental homes so low-income
people and families can live in quality neighborhoods
with access to opportunities. The National Housing
Trust has preserved or helped to preserve more than
25,000 affordable homes through technical assistance,
public policy advocacy, working with investors to buy
and renovate affordable homes that are deteriorating
or are on the verge of being converted to more
expensive housing, and providing loans to help
developers purchase and renovate affordable homes.
Website: http://www.nhtinc.orgAndex.php.
Regional Initiatives. Many local governments have
used multi-jurisdiction initiatives to mobilize
resources for improving energy efficiency in
affordable housing.
til The Cape Light Compact, which represents
21 towns and two counties on Cape Cod and
Martha's Vineyard, Massachusetts, has helped
facilitate plans for the development of more
than 60 affordable housing units for both
public and private landowners. These units are
to be developed in accordance with both LEED
and ENERGY STAR standards (Cape Light
Compact, 2007).
U.S. Green Building Council. The U.S. Green
Building Council administers a LEED for Homes
Initiative for Affordable Housing. The initiative has
developed a set of guiding principles for green
affordable housing, and offers educational
opportunities and technical assistance.
Website: http://www.usgbc.org/resources/guiding-
principles-green-affordable-housing.
36 8. Federal, State, and Other Program Resources
Energy Efficiency In Affordable Housing | Local Government Climate and Energy Strategy Series
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9. CASE STUDIES
The following case studies describe two local
government programs that are improving energy
efficiency in affordable housing. Each case study
describes the program's initiation, other features, and
benefits.
Philadelphia Housing Authority and the
City of Philadelphia: Reducing Energy
Costs for Public and Private Affordable
Housing
Philadelphia has several major initiatives underway to
improve energy efficiency in affordable housing, both in
publicly owned buildings and in subsidized, private
affordable housing units. Key among these are a major,
$100-million energy performance contract to improve
energy efficiency in all units owned by the Philadelphia
Housing Authority (PHA) and the city's 10-year
$1 billion Philadelphia Energy Campaign to improve
energy efficiency, which includes a goal to retrofit
25,000 low-income residences. Through these initiatives,
Philadelphia is taking a comprehensive approach to
improving energy efficiency in affordable housing, with
the Philadelphia PHA (a municipal authority that works
in partnership with the city government) focusing on its
own properties and the city government targeting its
efforts more broadly to reach privately owned, low-
income housing.
PROGRAM INITIATION
In 2011, based on its leaders' interest in reducing utility
costs and environmental impacts in Philadelphia PHA-
owned buildings and units, along with HUD's increasing
emphasis on sustainability in public housing, the
Philadelphia PHA commissioned an independent
assessment of its sustainability activities. The
Philadelphia PHA Board of Commissioners followed up
in 2012 by establishing a formal sustainability policy
that provides an organizing framework for its energy
efficiency, renewable energy, and green building
activities (Philadelphia Housing Authority, 2012). The
policy includes commitments to reduce energy
consumption; increase the use of renewable energy; and
minimize environmental impacts in the areas of waste,
water, energy, and air quality. In 2013, the Philadelphia
PHA created a Green Action Plan that includes 21 goals
related to improving energy efficiency (Philadelphia
Housing Authority, 2013b). It also joined the DOE's
Better Buildings Challenge, committing to a 20 percent
reduction in the energy intensity of its buildings by 2020
(Philadelphia Housing Authority, 2013a). In 2016, the
Philadelphia PHA entered into a performance contract to
improve both the energy efficiency and resilience of its
properties (Philadelphia Housing Authority, 2016).
PROFILE: PHILADELPHIA, PENNSYLVANIA
Area: 141.7 square miles
Population: 1,533,000 (2013)
Structure: The Philadelphia PHA's Energy Finance and
Sustainability Department oversees energy efficiency
programs for the city's publicly owned affordable housing.
The Philadelphia Energy Authority manages a broader
campaign to improve energy efficiency in public and private
low-income residences.
Program Scope: The Philadelphia PHA initiatives and the
Philadelphia Energy Campaign aim to improve energy
efficiency in affordable housing, both in city-owned
buildings and in subsidized private affordable housing
units.
Program Creation: The Philadelphia PHA established a
formal sustainability policy in 2012 and created a Green
Action Plan in 2013. The City of Philadelphia launched its
Philadelphia Energy Campaign in February 2016.
Program Benefits: The Philadelphia PHA's performance
contract to improve energy efficiency in all of its units is
expected to yield $6 million in annual energy savings. The
10-year, $1 billion Philadelphia Energy Campaign includes a
goal to reduce energy bills in 25,000 low-income
residences.
PROGRAM FEATURES
The Philadelphia PHA's recent energy initiatives
include:
An energy performance contract (estimated at
$100 million) that will install energy- and water-
saving measures, along with upgrades to improve
resilience, in 20,000 units, for an estimated $6 million
in annual energy savings on utility bills. The
implementing ESCO for the performance contract is
hiring Philadelphia PHA residents to act as site
liaisons, training them in communications, leadership,
safety, energy conservation, and green technology
(Philadelphia Housing Authority, 2016).
A commitment to a 20 percent reduction in the
energy intensity of its buildings (including
multifamily residences) by 2020, under DOE's Better
Buildings Challenge. The Philadelphia PHA is one of
163 multifamily partners in the Better Buildings
Challenge, a broad campaign covering many types of
9. Case Studies 37
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buildings; DOE expanded the challenge to include
multifamily buildings in 2013 (Philadelphia Housing
Authority, 2013a).
An energy efficiency turnover protocol that ensures
energy efficiency upgrades are made to vacated units as
they are being prepared for new tenants. Developed in
partnership with DOE's Building America Program in
2014, the protocol is designed to reduce energy use in
upgraded units by 8 percent (roughly $80 per unit
annually). During unit turnover, maintenance staff
follow an illustrated 20-item energy efficiency checklist
that includes sealing, caulking, and insulating common
sources of energy loss (ducts, water tanks, entry doors,
plumbing and electrical penetrations, etc.) (U.S. DOE,
2016).
A Green Action Plan that includes 21 goals related to
improving energy efficiency, such as benchmarking
residential energy use, upgrading lighting and HVAC
systems, adopting Enterprise Green Communities
standards for retrofits, and ensuring all new
developments meet ENERGY STAR criteria. Each
goal is accompanied by a set of specific strategies and
actions to achieve it, a list of responsible parties, and
indicators of success (Philadelphia Housing Authority,
2013b).
The city-led Philadelphia Energy Campaign
complements Philadelphia PHA's initiatives, aiming to
create 10,000 jobs in the skilled trade, energy retrofit,
and clean energy sectors; reduce building energy
consumption by 20 percent; and avoid 790,000 metric
tons of CO2 emissions over 10 years (Philadelphia
Energy Authority, 2017). The campaign, which focuses
on municipal buildings, K-12 schools, low-income
residential housing, and small business, includes a goal
to improve energy efficiency in 25,000 low-income
residences. It plans to achieve its goals through a
combination of grants, loans, pilot projects, and
coordination with other city programs. For example, the
campaign is implementing a multi-partner pilot project
for improving energy efficiency in multifamily housing
that can serve as a model for scale-up throughout the
city. The pilot project will identify and evaluate
financing options for energy upgrades in multifamily
housing while working with partners and building
owners to benchmark energy use and implement
upgrades to lighting and controls, repair and replacement
of HVAC systems, and improvements to roofing and
windows (Philadelphia Energy Authority, 2016).
The campaign defines the low-income residential sector as
any residential buildings or units located in Census tracts
where 50 percent of the residents are at 80 percent or less
of the area's median income. It complements Philadelphia
PHA's efforts by reaching low-income residents of private
housing (both single- and multifamily).
PROGRAM RESULTS
To meet its Better Buildings Challenge commitments,
the Philadelphia PHA used a $50,000 grant from the
Energy Foundation in 2015 to compile a database of
energy consumption and expenses, and to begin
benchmarking all 4,350 of Philadelphia PHA's
conventional and senior housing units, encompassing
7.4 million square feet of floor space and 1,589 utility
meters. In 2017, the Philadelphia PHA contracted with
an energy benchmarking firm to provide monthly
benchmarking services and expand benchmarking
coverage to 100 percent of Philadelphia PHA's
portfolio. Establishing benchmarks will allow the
Philadelphia PHA to measure its progress toward the
Better Buildings Challenge target, while also helping it
document improvements made under other energy
efficiency programs (Philadelphia Housing Authority,
2017).
Philadelphia PHA's energy efficiency turnover protocol
has resulted in energy efficiency upgrades to more than
3,400 units as of mid-2017. The Philadelphia PHA has
also created a green operation and maintenance manual
for its operations and maintenance staff, and is applying
green construction standards for new and retrofit projects
(using ENERGY STAR, LEED, and Enterprise Green
Communities standards). It has established energy
performance standards for products to be purchased for
new construction and retrofits (Philadelphia Housing
Authority, 2017).
To aid in Philadelphia PHA's retrofit efforts under the
Green Action Plan, the local electric and natural gas
utility committed to providing the Philadelphia PHA
with 10,000 CFL light bulbs and 1,000 energy-efficient
refrigerators. As of 2017, this program had distributed
more than 3,000 CFL bulbs and processed
220 applications for refrigerator replacement
(Philadelphia Housing Authority, 2017).
In other initiatives falling under the Green Action Plan,
the Philadelphia PHA has committed to educating
residents and staff to be more engaged in reducing
energy use. Key members of Philadelphia PHA's staff
have received HUD Green Academy training as well as
training in energy procurement, energy codes, Enterprise
Green Communities standards, weatherization,
performance contracting, and energy assessments. The
Philadelphia PHA has also implemented a number of
new green construction projects between 2015 and 2017,
38 9. Case Studies
Energy Efficiency In Affordable Housing | Local Government Climate and Energy Strategy Series
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contributing toward its Green Action Plan goals,
including a 55-unit project of townhouses, multi-unit
apartment buildings, and a triplex building that met
Enterprise Green Communities, ENERGY STAR, and
LEED standards; a 57-unit townhouse project that met
Enterprise Green Communities Standards; and a 21-unit
townhouse project that met ENERGY STAR standards
(Philadelphia Housing Authority, 2017).
Coordinated under the umbrella of its sustainability
policy and Green Action Plan, Philadelphia PHA's
diverse energy efficiency initiatives add up to a
comprehensive suite of measures that are expected to
save millions of dollars annually in energy costs while
improving living conditions for its residents. The
Philadelphia PHA is leading by example, given its
position as the nation's fourth-largest housing authority
and the largest landlord in the State of Pennsylvania. The
City of Philadelphia energy campaign's affordable
housing projects complete the picture, complementing
Philadelphia PHA's work by reaching a broader set of
affordable multifamily properties in the city that are
outside Philadelphia PHA's purview. Together, these
initiatives will improve the energy efficiency of
Philadelphia's existing affordable multifamily housing
stock while ensuring that new construction is designed
and built to rigorous energy standards.
Website: http://www.PHA.phila.gov/,
Austin, Texas: Energy Conservation
Audit and Disclosure Ordinance for
Multifamily Buildings
The City of Austin, Texas, developed a coordinated
strategy of energy audit and disclosure requirements,
utility rebate incentives, and efficiency upgrade financing
options for residential, commercial, and multifamily
buildings (both market rate and affordable). Most of the
city's existing affordable housing units are in older,
privately owned buildings, and all of the Housing
Authority of Austin's subsidized units are in multifamily
buildings. Austin's strategy is helping to advance energy
efficiency in the city's aging multifamily affordable
housing inventory by showing property managers and
residents how energy is consumed in their buildings,
offering a pathway to more cost-efficient energy
solutions, and creating market pressure on building
owners to implement energy efficiency upgrades.
PROGRAM INITIATION
In 2007, the Austin City Council passed a climate
protection resolution that established a broad range of
initiatives and goals to reduce the city's GHG
emissions (Austin City Council, 2007). Subsequent
discussions on developing programs and policies to
implement the goals led to a proposal for an Energy
Conservation Audit and Disclosure (ECAD) ordinance
to encourage energy efficiency improvements in
privately owned buildings (NREL, 2011). City staff,
the real estate industry, energy professionals,
commercial property managers, and the Austin
apartment community worked together to develop the
ordinance. The City Council approved the ordinance in
2008, amending it in 2011 to include condominiums,
revise some deadlines, and modify energy use
reduction requirements for energy-intensive buildings
(Austin Energy, 2013). While the ordinance was not
designed specifically to reduce energy costs for low-
income households, it is expected to have that effect.
PROFILE: AUSTIN, TEXAS
Area: 272 square miles
Population: 885,400 people (2013)
Structure: City of Austin staff, the real estate industry,
energy professionals, commercial property managers, the
Austin apartment community, and consumer advocates
worked together to develop the ECAD ordinance. The City of
Austin's City Council passed and amended the ordinance.
Austin Energy programs help high energy users reduce their
energy use.
Program Scope: The ECAD ordinance requires energy audits
and energy disclosure at the time of sale and/or the time of
lease for residential homes (defined as 1-4 units) and
multifamily buildings (5 or more units) over 10 years old, and
annual energy benchmark reporting of all commercial
buildings over 10,000 square feet.
Program Creation: The Austin City Council passed the
ordinance in 2008 and amended it in 2011 to include
condominiums and to make several improvements to the
disclosure requirements.
Program Benefits: The energy disclosure requirements place
pressure on building owners to improve energy efficiency
and reduce costs to tenants. Multifamily buildings (which
house many of the city's low-income residents) that are
designated as high energy users must reduce their energy
use by 20 percent. These reductions help contribute toward
the City of Austin's climate plan goals while improving
energy affordability for residents.
By creating a market-driven incentive for building
owners to improve energy efficiency in their properties,
the ECAD ordinance helps the city achieve energy goals
identified in the city's 2007 climate protection resolution
and the 2015 Austin Community Climate Plan (ACCP).
The 2007 resolution included goals of 800-MW energy
9. Case Studies 39
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savings by 2020 and 900-MW energy savings by 2025.
The 2015 ACCP adopted new goals for reaching net-
zero, community-wide GHG emissions by 2050 by
identifying more than 130 city-wide actions to reduce
GHG emissions from energy, transportation, and
materials and waste sources (Austin, 2015).
Simultaneously, the ordinance helps improve energy
affordabilitv among residents of the city's multifamily
buildings—particularly in the older buildings that it
targets, which generally have lower rents than new
construction and thus attract higher proportions of low-
er middle-income renters, but also tend to be the least
energy efficient (University of Texas at Austin, 2015).
PROGRAM FEATURES
The multifamily component of Austin's ECAD
ordinance has three major features (Austin Energy,
2017a):
Disclosure requirements. The ordinance offers
building owners several approaches for compliance.
For single-family homes more than 10 years old, an
energy efficiency audit is required at the time of sale.
Commercial properties must benchmark their energy
use annually. Owners of multifamily properties that
are at least 10 years old must perform an energy audit
and disclose the results to their tenants. Buildings with
an energy intensity greater than 150 percent of an
established baseline are designated "High Energy
Use," and are required to implement energy efficiency
improvements that will reduce the building's energy
intensity by 20 percent.
Multifamily properties with five or more units must
complete an energy audit of the residential units.
These audits must be performed when the property
turns 10 years old, with new audits conducted every
10 years thereafter, and the results must be disclosed
to current and prospective tenants.
After an ECAD energy audit is completed, the
multifamily property owner receives the results from
the registered energy auditor. The owner must post
these results, including the Austin Energy Guide
summary (see Figure 2), at the property for current
residents to view, and provide them to prospective
residents at the time of lease application.
For High Energy Use properties (those using more than
150 percent of the average energy consumption of other
multifamily properties in the Austin Energy service
area), multifamily property owners must disclose to
their tenants—within 30 days after receipt of the audit
results—that the property has higher than average
electricity energy use (see Figure 3). Owners must state
the percentage by which the building's electric energy
use exceeds the average, and state that the property's
high energy consumption may result in higher-than-
average energy bills for tenants.
FIGURE 2 Sample ECAD Energy Disclosure
Notice.
Austin City Code Chapter 6-7. Energy Conservation
ENERGY GUIDE
FOR PROSPECTIVE TENANTS
•™* $100
S40 I I A I I S280
2016
1,200 «
ENERGY AUDIT RESULTS FOR THIS PROPERTY:
4321 APARTMENT AVENUE, AUSTIN, TX 78700
FIGURE 3 Sample Disclosure of High Energy Use.
Aifiln C»y Code Oapter 6-7, Eneigy Conservation
F|1 NOTICE OF HIGH
* ' ENERGY USE PROPERTY
1234 APARTMENT AVENUE, AUSTIN. TX 78700
2016
$180
J;—i 1 z—i—d.
1,800 ™
ELECTRIC USE
aM82-5Z7S.va>
-------
Reduction requirements. Multifamily properties
designated as High Energy Use are given 18 months
to reduce their energy use through the implementation
of energy efficiency improvements. Owners are
required to work with Austin Energy to implement an
energy efficiency improvement plan that will reduce
the building's energy intensity by 20 percent. To meet
that target, properties are required to bring their attic
insulation up to R-30, install solar shades or solar film
on windows that receive more than one hour of
sunlight per day, seal air duct systems, and install
high-efficiency lighting. They are not required to
replace windows or HVAC systems, or undertake
major deconstruction projects.
Non-compliance with the energy audit, disclosure, or
reduction requirements outlined in the ECAD
ordinance can result in fines ranging from $500 to
$2,000.
Financial and technical assistance. The city's
municipal utility, Austin Energy, offers rebates and
financing options for qualifying energy efficiency
upgrades to help high-use buildings meet the
20 percent reduction requirement. Austin Energy has
developed a range of energy-improvement "packages"
for property owners to choose from to help reduce the
burden of upgrading the property. Austin Energy
offered bonus rebates to multifamily properties when
the ordinance was first established as an extra
incentive to encourage them to make improvements.
Incentives available for new multifamily construction
projects include the city's SMART Housing program,
which provides fee waivers and an expedited review
process to developers of new affordable housing that
set aside 5-10 percent of housing units as affordable.
These units must also meet the Austin Energy Green
Building Program minimum energy efficiency rating.
PROGRAM RESULTS
The ordinance took effect in June 2009, with a phased
implementation that began with audits for single-family
homes conducted at the time of sale, expanding in 2011 to
multifamily energy audits and disclosure at the time of
lease, and then in 2014 to annual commercial buildings
energy benchmarking. Results from the audits are shown
on the Austin Open Data Portal
(,https://data.austintexas.gov/browse?q=ecad), which
allows tenants to compare building results and make more
informed decisions before purchasing or leasing a
property in Austin.
By 2015, 850 (85 percent) of multifamily communities
in Austin had been audited, and Austin Energy issued
more than $8 million in energy efficiency rebates for
multifamily communities from 2013 to 2017. The
resulting energy efficiency improvements have helped
reduce energy costs in the city's older multifamily
buildings, making them more affordable to low-income
residents. The compliance rates for commercial and
single-family homes are lower, at 62 percent, although
compliance has been growing steadily due to an
increased awareness of the program and more extensive
outreach by city staff (Austin Energy, 2017b).
Website:
http://austinenergy.com/wps/portal/ae/energy-
efficiency/ecad-ordinance/energy-conservation-audit-
and-disclosure-ordinance/.
Examples
Austin, Texas. The Housing Authority of the City of Austin implemented a modernization
project at the Thurmond Heights housing complex. Using grant funding from HUD, the
PHA installed insulation, energy-efficient windows, new electrical systems to support
tankless water heating, and central air conditioning in all units and buildings. This project
earned the PHA an Award of Merit from the National Association of Housing and
Redevelopment Officials.
https://www.hacanet.org/mission-
vision/sustainability/
Boston, Massachusetts. The Boston Housing Authority partnered with Action for Boston
Community Development and other organizations to implement energy efficiency
improvements in PHA's housing developments. Leveraging funding from the state's Low-
Income Multifamily Program, the partners provided incentives for installations of high-
efficiency boilers, furnaces, and heat pumps; attic and wall insulation; energy-efficient
lighting; and solar hot water systems. As of 2016, these improvements had generated an
estimated energy savings of approximately $24 million over 10 years.
http://www.bostonhousing.org/en/News/Mayor-
Walsh-Celebrates-$24-8-Million-Energy-
Partne.aspx
10. ADDITIONAL EXAMPLES AND INFORMATION RESOURCES
Title/Description Website
Energy Efficiency In Affordable Housing | Local Government Climate and Energy Strategy Series
10. Additional Examples and Information Resources 41
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Title/Description
Website
Bronx, New York. The 1212 Martin Luther King apartment complex was the first
apartment complex in the nation to earn the ENERGY STAR label.
http://greenhomenyc.org/building/1212-mlk-
apartments/
Chicago, Illinois. The Chicago Housing Authority is saving close to $1 million in energy
and water costs annually after installing 17,000 faucet aerators and low-flow
showerheads in 14,500 units.
https://www.cityofchicago.Org/content/dam/city/p
rogs/env/SustainableChicago2015.pdf
Cincinnati, Ohio. The Cincinnati Metropolitan Housing Authority is saving more than
$875,000 annually from improving energy efficiency in more than 4,600 units. The
improvements cost the PHA approximately $7.2 million.
https://portal.hud.gov/hudportal/documents/hudd
oc?id=DOC_10709.pdf
Duluth, Minnesota. The Duluth Energy Efficiency Program ensured that energy efficiency
was integrated in rebuilding efforts in low-income households after a major flood.
https://www.epa.gov/sites/production/files/2017-
01/documents/duluth_profile_508.pdf
King County, Washington. KCHA is cutting utility costs in its older residences by 10-30%
by installing energy-efficient windows, adding more insulation, and installing ENERGY
STAR roofs, among other upgrades.
https://www.kcha.org/about/environmental/buildi
ng/
Longmont, Colorado. Longmont's Community Housing Program offers a fee reduction
for projects that incorporate certain building features, including energy efficiency and
energy conservation measures.
https://www.longmontcolorado.gov/departments/
departments-e-m/housing-and
-------
Title/Description
Website
Multiple Locations, South Carolina. The Help My House program, piloted in South
Carolina by a group of rural electric cooperatives, provides loans for energy efficiency
improvements in low-income households through low-interest loans that are paid
through customers' utility bills.
https://www.epa.gov/sites/production/files/2016-
06/documents/help_my_house_profile_6-l-
16_508.pdf
Multiple Locations, Multiple States—Duke Energy Neighborhood Energy Saver
Program. Duke Energy, an electric and gas utility serving the Southeast and Midwest,
uses a community approach to quickly reduce energy bills for many participants.
https://www.epa.gov/sites/production/files/2017-
01/documents/duke_energy_proflle_508.pdf
Multiple Locations, Multiple States—Elevate Energy: Energy Efficiency Services for
Affordable Multifamily Buildings. This Chicago-based nonprofit organization designs and
implements full-service energy efficiency programs in 11 states around the country, with
an emphasis on helping low-income communities.
https://www.epa.gov/sites/production/files/2017-
01/documents/elevate_energy_profile_508.pdf
Multiple Locations, Multiple States—Energy Efficiency Case Studies. The California-
based nonprofit affordable housing developer LINC Housing Corporation has published
short case studies of affordable housing energy efficiency upgrades in Massachusetts,
Maryland, and California.
http://www.linchousing.org/art/pdf/tca-
3_14_eecs.pdf
Multiple Locations, Multiple States—DOE Better Buildings Case Studies. DOE's Better
Buildings Program has developed case studies on energy efficiency upgrades in
multifamily housing in Chicago and Colorado.
https://energy.gOv/sites/prod/files/2016/01/f28/b
brn_multifamily_casestudy_l-19-16.pdf
Multiple Locations, Multiple States—HUD Performance Contracting Case Studies. The
PHECC, administered by HUD, maintains a collection of case studies highlighting
successful implementation of energy performance contracts in public housing.
https://www.hud.gov/program_offices/public_ind
ian_housing/programs/ph/phecc/eperformance/e
pcsuccess
Information Resources
Affordable Housing Energy Efficiency Handbook. The Affordable Housing Energy
Efficiency Alliance has developed this guide to introduce energy efficiency concepts and
benefits for the affordable housing market.
http://www.h-m-
g.com/multifamily/aheea/Handbook/default.htm
Affordable Housing Ordinances/Flexible Provisions. This web resource provides
examples of local government ordinances that have been used to encourage developers
to invest in affordable housing.
http://mrsc. org/Home/Explore-
Topics/Planning/Specific-Planning-Subjects,-Plan-
Elements/Affordable-Housing-Ordinances-Flexible-
Provisions.aspx
An Affordable Housing Guide Owner's Guide to Utility Allowances. The California
Housing Partnership Corporation created this guide to utility allowances, which can
address split incentives and help finance energy efficiency improvements in multifamily
housing developments.
http://chpc.net/wp-content/uploads/2016/04/UA-
Guide_April-2016Web.pdf
Best Practices for Effecting the Rehabilitation of Affordable Housing. The two volumes
of this HUD guidance document provide a framework for conducting rehabilitation of
affordable housing. The guidance includes technical analyses and case studies.
https://www.huduser.gov/portal/publications/affh
sg/bestpractices.html
Best Practices for Utilities Deploying Data Tools for Multifamily Properties. This report
by the nonprofit consortium EEA describes best practices in using data tools to provide
information on energy use to multifamily building owners and residents.
http://www.mnshi.umn.edu/projects/EE4A.html
Beyond the Light Touch: Next Steps for Improving Energy Efficiency in Multifamily
Affordable Housing. This webinar, hosted by EPA in January 2016, discusses barriers,
opportunities, and strategies for improving energy efficiency in multifamily affordable
housing.
https://www.epa.gov/statelocalenergy/beyond-
light-touch-nextsteps-improving-energy-efficiency-
multi-family-affordable
Building America. This DOE initiative is a private-public partnership that encourages
energy efficiency in new and existing homes across the country. Building America has
developed multiple best practice guides based on a home's particular climate zone.
http://energy.gov/eere/buildings/building-america-
bringing-building-innovations-market
Building Energy-Efficient Affordable Housing. This document, developed by Michigan
Habitat for Humanity, provides a strategic outline of goals for improving energy
efficiency in affordable housing throughout the state.
http://ced.msu.edu/upload/reports/Building%20En
ergy%20Efficient%20Affordable%20Homes,%20final
¦pdf
Building ENERGY STAR Qualified Homes and Incorporating Energy Efficiency and
"Green"Building Practices into HOME-fundedAffordable Housing. This HUD resource
provides technical and operational guidance to HOME participating jurisdictions to help
them develop ENERGY STAR certified homes.
https://www.hudexchange.info/resources/docume
nts/EnergyStarAndHOME.pdf
Energy Efficiency In Affordable Housing | Local Government Climate and Energy Strategy Series
10. Additional Examples and Information Resources 43
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Title/Description
Website
Choosing a Green Building Professional. This Green Affordable Housing Coalition fact
sheet provides tips and strategies for selecting developers of green affordable housing.
http://www.frontierassoc.net/greenaffordablehous
ing/FactSheets/GAHCfactsheets/4-GreenPro.pdf
Clean Energy Financing Programs: A Decision Guide for States and Communities. This
EPA guide describes financing-program options, key components of financing programs,
and factors for states and communities to consider as they make decisions about getting
started or updating their clean energy programs.
https://www.epa.gov/sites/production/files/2015-
08/documents/financingprogramsresourceguide.pdf
Community Guide to Creating Affordable Housing. This report by the Business and
Professional People for the Public Interest provides information on how local
governments can encourage private development of affordable housing.
http://www.bpichicago.org/documents/Community
GuidetoCreatingAffordableHousing.pdf
Database of State Incentives for Renewable Energy. This database provides access to a
range of state and local energy efficiency and renewable energy incentives and policies.
http://www. dsireusa. org/
cfCHPP (Combined Heat and Power Policies and Incentives Database) is an online
database that allows users to search for CHP policies and incentives by state or at the
federal level.
https://www.epa.gov/chp/dchpp-chp-policies-and-
incentives-database
Durability and Maintenance. This Green Affordable Housing Coalition fact sheet
provides suggested criteria for assessing the relative durability and maintenance benefits
of green building in the affordable housing sector.
http://www.frontierassoc.net/greenaffordablehous
ing/FactSheets/GAHCfactsheets/19%20Durability%2
0and%20Maintenance%20final.pdf
Education Materials for Energy Saving. This HUD website provides a number of
resources and tips for affordable housing residents that can lead to reduced energy
consumption.
http://www. hud. gov/offices/pih/programs/ph/phe
cc/residents. cfm
Energy Efficiency and Renewable Energy in Low-Income Communities: A Guide to EPA
Programs. This EPA guide helps state and local staff connect with EPA initiatives that can
assist them in expanding or developing their own energy efficiency, renewable energy,
and climate initiatives in ways that benefit low-income communities.
https://www.epa.gov/statelocalenergy/energy-
efficiency-and-renewable-energy-low-income-
communities
Energy-Efficient and Green HOME Housing. This HUD resource provides links to data,
technical assistance resources, and other information on energy efficiency and
environmentally friendly affordable housing, including ENERGY STAR certified buildings.
https://portal.hud.gov/hudportal/HUD?src=/progra
m_offices/comm_planning/affordablehousing/prog
rams/home/greenhome
Energy Performance Contracting Resources. This HUD website provides links to
guidance on performance contracting for housing authorities.
https://portal.hud.gov/hudportal/HUD?src=/progra
m_offices/public_indian_housing/programs/ph/phe
cc/eperformance
ENERGY STAR Certified Products Purchasing and Procurement. This website provides
information on the costs and benefits of purchasing ENERGY STAR certified products. It
also provides information on how energy-efficient procurement programs can be
developed.
https://www.energystar.gov/index.cfm?c=pt_reps_
purch_procu.pt_reps_purch_procu
ENERGY STAR for New Homes. This ENERGY STAR program provides guidance for
designing ENERGY STAR certified new homes that are at least 15% more energy efficient
than the 2009 IRC.
https://www.energystar.gov/index.cfm?c=bldrs_len
ders_raters.pt_bldr
ENERGY STAR Savings at Home. This ENERGY STAR page provides links to tools,
resources, and DIY strategies for homeowners to improve energy efficiency in their
households.
https://www.energystar.gov/campaign/home
Federal Housing Finance Agency. The Federal Housing Finance Agency regulates the
nation's federal housing loan banks. This page provides information on current
affordable housing goals for the banks.
https://www.fhfa.gov/PolicyProgramsResearch/Pro
grams/AffordableHousing
Freddie Mac Multifamily: Targeted Affordable Housing. This site provides links and
information to loans for financing multifamily affordable housing in underserved areas,
including cash loans, bond credit enhancements, tax-exempt loans, and others.
https://mf.freddiemac.com/product/tah.html
Frequently Asked Questions about Energy-Efficient Mortgages. This ENERGY STAR fact
sheet provides answers to common questions about how energy-efficient mortgages
work.
http://www.energystar.gov/ia/partners/bldrs_lend
ers_raters/downloads/EEM_faq.pdf
Green Affordable Housing Coalition. The coalition's website provides information on
designing and financing green affordable housing units. It has collected many fact sheets
on green initiatives in the public housing sector.
http://www.frontierassoc.net/greenaffordablehous
ing/lndex.shtml
44 10. Additional Examples and Information Resources
Energy Efficiency In Affordable Housing | Local Government Climate and Energy Strategy Series
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Title/Description
Website
Green Buildings Checklist. The City of Santa Monica has developed a green design
checklist to provide guidance to affordable housing developers.
http://www.smgov.net/uploadedFiles/Departments
/OSE/Categories/Green_Building/Green%20Afforda
ble%20Housing%20Checklist.pdf
The Greenbuilt Way to Affordable Housing. The Green Built Home program offers
resources to assist project developers in incorporating energy efficiency and
sustainability in affordable housing. The program provides checklists, handbooks, and a
third-party verification program to certify individual homes and recognize builders and
developers who commit to achieving high standards of environmental performance. The
program has certified more than 10,000 homes and multifamily units in Wisconsin.
https://weigogreener.org/g_bh.php
Habitat Home Construction Technologies. Habitat for Humanity maintains a website
that provides resources for energy efficiency and sustainability in affordable housing.
https://www.habitat.org/impact/our-work/home-
construction/technologies
Healthy Homes Program. This HUD program provides information on improving health
and safety of the nation's housing stock. Energy efficiency improvements can have the
indirect benefit of improving health and safety in homes.
http://portal.hud.gov/hudportal/HUD?src=/progra
m_offices/healthy_homes/hhi
High Profile at Low Cost: Introducing A Multi-Family Residential Market to High-
Performance Building Design and Construction. This report describes the experiences of
the Louisville Metro Air Pollution Control District in its efforts to design energy-efficient,
affordable housing units.
https://www.hud.gov/sites/documents/DOC_1072
8.PDF
Home Energy Saver Cost Calculator. This calculator provides recommended home
energy efficiency measures and estimated costs, savings, payback periods, and rates of
return for energy efficiency investments.
http://hes.lbl.gov/consumer/
How to Promote ENERGY STAR through CDBG. This HUD guidance encourages local
governments to incorporate ENERGY STAR into their CDBG-funded activities.
https://portal.hud.gov/hudportal/documents/hudd
oc?id=13-01cpdn.pdf
Incorporating Energy Efficiency into Multifamily, Affordable Housing Rehabilitation
Projects. This summary of a September 2015 call hosted by DOE's Better Buildings
Challenge discusses challenges and best practices in incorporating energy efficiency
improvements into multifamily affordable housing upgrades.
https://energy.gOv/sites/prod/files/2015/12/f27/b
brn_MF_AffordableHousing_GreenRehab_092415.p
df
Incremental Costs, Measurable Savings. This Enterprise Green Communities analysis
documents the costs and benefits of implementing energy- and water-efficiency
improvements in affordable housing.
http://www.enterprisecommunity.org/resources/in
cremental-costs-measurable-savings-update-14174
Lifting the High Energy Burden in America's Largest Cities: How Energy Efficiency Can
Improve Low-Income and Underserved Communities. This EEA report describes energy
burdens in 48 of the largest U.S. cities and strategies for reducing them.
http://www.energyefficiencyforall.org/sites/default
/files/Lifting%20the%20High%20Energy%20Burden_
0.pdf
Low-Income Home Energy Assistance Project. This Department of Health and Human
Services project provides information and financial assistance to low-income households
to pay for energy costs.
https://www.acf.hhs.gov/ocs/programs/liheap
Low-Income Home Energy Assistance Project Clearinghouse. The LIHEAP Clearinghouse,
a Department of Health and Human Service project, provides information to state, tribal,
and local LIHEAP providers. The clearinghouse collects and disseminates information on
low-income, energy issues specifically.
https://liheapch.acf.hhs.gov/
Low-Income Solar Policy Guide. This online resource from GRID Alternatives, Vote Solar,
and the Center for Social Inclusion provides guiding principles, policy tools, and
successful models for expanding access to solar power and solar jobs in low-income
communities.
http://www.lowincomesolar.org/
National Association for Housing Redevelopment Officials (NAHRO). NAHRO provides
housing and community development authorities with a range of information resources
pertaining to providing housing for low-income citizens.
http://www.nahro.org/
Preserving Multifamily Workforce and Affordable Housing: New Approaches for
Investing in a Vital National Asset. This report by the Urban Land Institute and
Neighborworks America profiles ways to preserve multifamily affordable housing,
including using below-market debt funds, private equity vehicles, and real estate
investment trusts.
http://uli.org/wp-content/uploads/ULI-
Documents/Preserving-Multifamily-Workforce-and-
Affordable-Housing.pdf
Energy Efficiency In Affordable Housing | Local Government Climate and Energy Strategy Series
10. Additional Examples and Information Resources 45
-------
Title/Description
Website
Program Design Guide: Energy Efficiency Programs in Multifamily Affordable Housing.
This report, by the nonprofit consortium EEA, describes best practices for energy
efficiency programs to reach multifamily affordable housing.
http://www. energyefficiencyforall. org/sites/default
/files/Full%20Program%20Design%20Guide.pdf
Public Housing Authorities Directors Association (PHADA). The PHADA serves as a
clearinghouse of PHA experiences, including energy efficiency activities.
http://www.PHAda.org/index.php
The Public Housing Energy Conservation Clearinghouse. This HUD program provides
PHAs with a collection of resources for implementing energy-conservation activities in
public housing units.
https://portal.hud.gov/hudportal/HUD?src=/progra
m_offices/public_indian_housing/programs/ph/phe
cc
Reaching More Residents: Opportunities for Increasing Participation in Multifamily
Energy Efficiency Programs. This American Council for an Energy-Efficient Economy
report summarizes the challenges to program participation and identifies best practices
that programs can use to achieve high participation, drawing on data from 30 multifamily
energy efficiency programs and 13 interviews with program administrators on their
efforts to build program participation.
http://bcpiac.com/wp-
content/uploads/2016/06/Ross-Jarrett-
York_2016_Reaching-more-residents.pdf
Regulatory Barriers Clearinghouse. This HUD website provides information on
regulatory barriers to develop affordable housing, and for each type of barrier it provides
a potential solution.
https://www.huduser.gov/portal/rbc/home.html
Residential Energy Services Network. RESNET is a nonprofit organization dedicated to
standardizing building energy performance certification. RESNET is responsible for
administering the HERS rating system.
http://www. resnet. us
Rural Development Housing & Community Facilities Programs. This website provides
access to multiple USDA programs that provide financial assistance to local governments
for developing public housing.
https://www.rd.usda.gov/about-rd/agencies/rural-
housing-service
State Housing Finance Agencies. The National Council of State Housing Agencies
maintains a list of state HFAs that can provide resources to PHAs.
http://www.ncsha.org/housing-help
Top 15 Green Building Ideas. This Green Affordable Housing Coalition fact sheet
provides 15 suggestions for greening affordable housing units.
http://www.frontierassoc.net/greenaffordablehous
ing/FactSheets/GAHCfactsheets/12-Greenldeas.pdf
Washington State Evergreen Sustainable Development Standard. The Evergreen
standard was adopted by the State of Washington to establish minimum energy
efficiency and environmental criteria for affordable housing projects applying for state
Housing Trust Fund assistance.
http://www.commerce. wa.gov/wp-
content/uploads/2015/12/ESDS-2.2.pdf
Weatherization Assistance Program. The DOE WAP works with local governments and
residents to implement weatherizing measures that improve energy efficiency and
occupant health.
https://www.energy.gov/eere/wipo/weatherizati
on-assistance-program
Zero Energy Ready Homes. DOE's Housing Innovation Awards program recognizes
innovations in designing and constructing homes with no net energy costs.
http://energy.gov/eere/buildings/zero-energy-
ready-home
46 10. Additional Examples and Information Resources
Energy Efficiency In Affordable Housing | Local Government Climate and Energy Strategy Series
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