MGD+ Building Code Seminar with MA Construction Consultants
The arrival of 2025 brings excitement and uncertainty, especially with the upcoming changes to Massachusetts' Stretch Energy and State Building Codes.
As Massachusetts transitions to the 10th Edition of the Building Code, major updates—particularly in energy efficiency and sustainability—will impact the industry. We recently hosted a seminar led by Michael Yanovitch of Mass Construction Consultants, who provided insights into key changes aligned with the 2021 International Code Council (ICC) model codes, including the International Building Code (IBC), International Residential Code (IRC), and International Energy Conservation Code (IECC). These updates underscore the state's push for higher energy efficiency standards and carbon reduction.
Below are some of the most impactful changes for the residential design and construction industry, particularly for multi-family developments.
Energy Code Compliance
The three main pathways for meeting Massachusetts Stretch Energy Code requirements include:
Prescriptive Pathway: This pathway follows specific requirements and set points for insulation, windows, and other energy-related elements as defined in the Massachusetts building code.
Passive House Pathway – Focuses on high insulation, airtight buildings, low energy usage, and super-efficient HVAC systems while eliminating thermal bridging. There are two recognized standards:
PHIUS (Passive House Institute US)
Passive House Europe (PHI - Passive House Institute)
ERI (Energy Rating Index) Pathway: This pathway is Linked to the HERS (Home Energy Rating System) rating. It involves pre-construction, construction-phase, and post-construction evaluations to ensure the building meets energy efficiency targets.
Energy Efficiency and Passive House Standards
The Passive House requirement updates in MA aim to improve energy efficiency and reduce carbon emissions in new construction. Massachusetts is pushing for high insulation, airtight buildings, and low energy usage. In communities that have adopted the Specialized Opt-In Energy Code—now exceeding 50 as of early 2025—the Passive House requirement for new multifamily buildings over 12,000 square feet has been in effect since July 1, 2023, for buildings up to five stories and since January 1, 2024, for those over five stories. Starting July 1, 2025, all new multifamily buildings over 12,000 square feet must comply with Passive House standards, regardless of height. This requirement, however, applies only to new construction as opposed to renovations or additions.
Benefits
Passive House buildings in Massachusetts significantly contribute to energy conservation by using 40% to 80% less energy than traditional code buildings, resulting in marked cost savings for residents and building owners. The environmental impacts of adopting Passive House standards are also notable, including a significant reduction in carbon emissions. In terms of living conditions, these buildings offer enhanced comfort and superior indoor air quality due to consistent temperatures, controlled ventilation systems, and better acoustic isolation. They also provide resilience and durability in adverse conditions, maintaining habitable environments during power outages and extreme weather, and are designed to be long-lasting.
Challenges
The upfront costs for constructing buildings to Passive House standards can be up to 20% higher than traditional building methods. Additionally, the construction industry faces a learning curve in adopting these stringent standards, compounded by a shortage of well-versed contractors in Passive House practices. Continuous compliance testing during construction is mandatory, further adding to the complexity of the process. Moreover, the rigorous energy modeling and multifaceted compliance pathways require significant expertise, often leading to confusion among developers and builders.
There are concerns that these increased construction costs may drive up housing prices and decrease supply, potentially impacting short-term affordability and exacerbating existing shortages if new units become more expensive to build. This concern, compounded by a lack of public awareness and market demand for high-efficiency buildings, can deter developers from pursuing Passive House projects, hindering the transition to more sustainable construction practices.
Home Energy Rating System (HERS):
As of January 1, 2023, the Home Energy Rating System (HERS) is the primary compliance pathway for most single-family, two-family, and smaller multi-family residential projects. The required HERS rating for new residential construction has become more stringent within each segment of clean energy application. Examples include the maximum allowed rating for mixed-fuel buildings in 2024 decreased to 42, all-electric buildings must achieve a rating of 45 or lower, and new homes must achieve a HERS rating of 52 or lower to comply. These changes are part of MA's initiative to enhance energy efficiency, adhering to more ambitious environmental goals. These stricter benchmarks will apply specifically to communities that adopt the Specialized Energy Code, anticipated to go into effect on July 1, 2025.
The 9th Edition of the Building Code will remain in effect alongside the 10th Edition until June 30, 2025. To utilize the 9th Edition, building permit applications must be submitted by this date. Applications based on the 9th Edition received on or after July 1, 2025, will not be accepted, and permits will not be issued. Construction work must begin within 180 days to prevent permit expiration unless granted an extension.
Benefits
Homes with lower HERS scores may consume 40% to 60% less energy than standard code-compliant buildings. This substantial reduction lowers carbon emissions, supports Massachusetts’ greenhouse gas reduction targets, and results in significant cost savings, with homeowners seeing 28% to 68% reductions in annual utility bills. Beyond financial benefits, HERS-rated homes feature enhanced insulation, ventilation, and temperature control, improving indoor comfort and air quality. Additionally, these energy-efficient homes often command higher resale values, making them more attractive investments.
Challenges
Achieving lower HERS scores presents its challenges, notably higher upfront construction costs. The industry created a steep learning curve as it adjusts to the more stringent HERS standards and the integration of new energy-efficient technologies. This adjustment is further complicated by the scarcity of contractors proficient in Passive House principles, often used to attain very low HERS scores.
The compliance process is another hurdle, with developers and builders having to navigate through a maze of multiple compliance pathways and rigorous energy modeling requirements. This complexity demands specialized knowledge and can make compliance daunting. These challenges could also affect housing supply and affordability; the increased construction costs will likely be transferred to homebuyers and renters, potentially diminishing affordability in the short term. Furthermore, tighter energy efficiency mandates might worsen existing housing shortages, as they could lead to higher costs for developing new properties.
Accessory Dwelling Units (ADUs):
Effective February 2, 2025, the ADU legislation aims to ease Massachusetts' housing shortage by simplifying ADU construction and allowing a single ADU to be built “by right” in single-family zoning districts or multiple ADUs with a special permit. This initiative is expected to generate 8,000–10,000 ADUs over the next decade, improving affordability and availability. The state allows for an ADU to be a maximum of 900 square feet or 50% of the primary dwelling unit by right. (The dwelling is a building, while the “dwelling unit” is a unit within that building.)
Benefits
The approval process for a single ADU eliminates special permits and zoning variances. Homeowners can build ADUs “by right,” reducing bureaucratic delays and increasing predictability. The law also enhances flexibility by removing owner-occupancy requirements. Homeowners can use ADUs for family housing or as rental units for extra income. Additionally, ADUs can increase property value, offering economic benefits.
Challenges
Local municipalities may face challenges updating zoning bylaws and building codes to comply with the new state law, potentially causing confusion or conflicts during the transition. Increased population density could strain infrastructure and services, while reduced off-street parking requirements may worsen parking issues. ADUs may also impact neighborhood aesthetics, particularly in historic areas. Additionally, despite regulations, some ADUs could be used for short-term rentals rather than long-term housing.
The Massachusetts Building Code updates introduce significant changes across multiple areas of construction and design. While the updates present particular challenges, especially regarding costs and compliance, they also offer opportunities to enhance building sustainability and safety. As always, staying informed and prepared is key, and we thank all attendees for participating in our event and engaging in this critical discussion on future building practices in Massachusetts.
The 2025 Massachusetts Building Code updates introduce significant changes across multiple facets of construction and design. While they present certain challenges, especially regarding costs and compliance, they also offer opportunities to enhance building sustainability and safety. As always, staying informed and prepared is key, and we thank all attendees for participating in our event and engaging in this critical discussion on future building practices in Massachusetts.
