Friends of Flagstaff’s Future update for March 20 — F3 Supports Building Code Amendments

Flagstaff is looking to make amendments to the Building Code, which currently is almost a decade behind the International Energy Conservation Code (IECC) standards. F3 supports the proposed amendments as they will greatly increase energy efficiency in new buildings, lower energy bills for residents and businesses, make the switch to solar and EV cars easier and cost-effective for homeowners, reduce our dependence on fossil fuels, and help Flagstaff meet the goals of the Climate Action and Adaptation Plan. Some of proposed amendments include:

• 2018 IECC adoption: the 2018 codes include higher insulation values for foundations, walls, ceilings, roofs, and windows, as well as tests to correct any leaks and drafts in buildings. This will be for residential, commercial, and multi-family units.
• Solar-ready provisions-  (residential) will make it easier and cheaper for homeowners to make the switch to solar
• Pre-wiring for EV charging (residential)
• Battery storage systems – clarifies the installation of battery storage and makes the process smoother with Fire Department.
• Passive solar incentives – the benefits of passive solar design in Arizona can greatly reduce heating/cooling costs (some well-designed passive solar homes require little supplemental heat sources).
• High-efficiency furnaces and toilets – will stay above code.
• Tiny Homes – adoption of the Tiny Homes building codes

There has been some push back by business interests to adopting these amendments. The concerns are about the increased costs of energy efficient buildings. However, the energy savings of these amendments will pay for themselves within a couple of years.
Once a home is built, there are energy-efficiency measures that are very difficult and costly to change later. Placing high-value insulation on a foundation and walls costs a few hundred dollars at the building stage, but are astronomical to amend later and require significant structural remodeling. Windows can last up to 30 years or more and a poorly insulated window can waste 30% of a heating bill. Blower door tests and duct tests cost about $100 each, but are necessary to make sure a building has been insulated properly without gaps.
To make a home solar-ready at the building stage involves the cost of running three 1-inch pipes from the attic to the water heater and electrical box. Retrofitting a home for solar after the fact is much more complicated. It is most cost-effective to make energy-efficiency choices from the start within the building code. It is also the most sensible choice if Flagstaff is to reduce its greenhouse gas emissions.
F3 through the years has taken strong positions for more affordable housing in Flagstaff. However, affordability means more than just a mortgage payment, but also includes a comfortable home that doesn’t have costly energy bills. The adoption of the amendments also means greater affordability for the renters of Flagstaff, who are often stuck with high energy bills, making it more difficult to save for a down payment for their own home. As our housing market is increasingly for second homes, F3 feels that the additional costs can easily be absorbed by the market.
By supporting the amendments to the building code, F3 knows our local businesses leasing space in new commercial buildings will also benefit from energy cost savings. The argument that the amendments are “too costly” for business doesn’t hold a lot of merit.
The energy use in buildings accounts for about 40% of greenhouse gases. Creating a building code that prioritizes sustainability is one of the most effective things Flagstaff can do to create a more livable future. By continuing to prioritize the absolute cheapest, instead of thinking of long-term costs and consequences, will only make the inevitable transition to sustainability more painful in the future.
Help the Building Code Amendments pass by emailing Council council@flagstaffaz.gov or sharing the news with friends about this important Flagstaff policy change.