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All Electric Reach

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1. Why is the City going beyond what the State is requiring when the new energy code already has a large increase in energy requirements?

Building standards and best practices are always changing and evolving. Buildings used to include lead-based paint and asbestos but no longer due for health reasons. Building codes and regulations in California and other states are quickly evolving and looking toward energy savings and decarbonization. The 2019 Energy Code does increase code requirements from the prior code cycle but there are multiple reasons to go above what the State is requiring.

There is growing public interest and demand for energy efficient and electric buildings and will only increase as California nears deadlines for reducing emissions. People want to live and work in these buildings because they are comfortable, healthy and productive spaces to live and work. Builders and contractors with the expertise for energy efficient and electric buildings can get ahead of training for future compliance with codes and standards. 

By constructing an efficient, all electric building, costs can be reduced by avoiding paying for natural gas infrastructure. Compared to a mixed fuel home, building all-electric home can typically save $6,171 per single family home and $3,361 for multifamily.¹ The technologies and design strategies needed to create efficient electric buildings are available today.

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[1] 2019 Cost-effectiveness Study: Low-Rise Residential New Construction. July 17, 2019. California Energy Codes and Standards Program.

2. What are the advantages to all-electric buildings?

Eliminating combustion of natural gas in livable areas improves the indoor air quality and improves overall safety associated with fires and gas leaks. A 2002 study by the California Seismic Safety Commission found that damaged gas infrastructure caused 20 to 50 percent of post-earthquake fire ignitions. Buildings with electric heating are allowed a larger winter baseline quantity of electricity. All-electric homes have electric heat pump appliances (such as water heaters, air conditioning and heaters) are 4-5 times more efficient than equivalent natural gas appliances. All-electric buildings can more effectively utilize on-site solar generation, required in the 2019 Building Code.

3. What are the potential drawbacks of an all-electric building?

Some people still prefer to cook with gas, though customer satisfaction with electric induction stoves are driving a trend toward electric cooking. When compared to tankless hot water heater options, electric heat pump water heaters take up more space as they include a hot water storage tank.

4. Are all-electric buildings viable today?

Yes. The equipment is available, most building types, including residential, office, restaurants and many other commercial types, are compatible or benefitted by all-electric, and a growing but small number of developers in California are now selecting all-electric buildings for their inherent advantages.

5. What happens to electric water heaters and induction cooktops when the power goes out? Isn’t it better to have a gas stove to be able to cook meals and a gas water heater to have hot water?

It is true that electric water heaters and induction cooktops will not be working in a power failure, unless the home has a battery backup system installed. However, gas appliances may not always work in a power failure. While most older models of gas stoves can be lit manually during a power outage, certain models of newer gas ranges are made with a safety feature called an interlock that prevents the burner from being manually lit. The purpose of an interlock is to prevent hazardous gas leaks by completely cutting off gas flow to the burners in the event of an electrical outage. To see if the stove is made with an interlock, check the owner's manual or manufacturer's website. Gas ovens require electricity to operate and cannot be manually ignited.

While gas water heaters do not use electricity as a fuel, sometimes an electric starter lights the pilot light. When this is the case, the gas water heater will not work in a power outage and cannot be re-lit with a match. Gas on-demand water heaters have a control panel that is powered by electricity, which will also not work in a power outage.

6. Won’t this add costs and make it more difficult to build housing?

Efficient, electric design can typically save building costs for new low rise residential. Compared to a mixed fuel home, building all-electric can typically save $6,171 per single family home and $3,361 for multifamily.² Building all-electric has substantial cost savings for avoided natural gas infrastructure and all-electric appliances have a negligible impact on installation costs as compared to gas appliances.

[2] 2019 Cost-effectiveness Study: Low-Rise Residential New Construction. July 17, 2019. California Energy Codes and Standards Program.

7. How do construction costs compare?

Both residential and municipal/commercial buildings will typically cost less to construct using all-electric technologies. The cost savings come from eliminating the main gas hookup, piping, and exhaust flue(s). In residential where air-conditioning is selected, a single combined heat pump space conditioner costs less than a separate air conditioner and gas furnace.

8. How does the life cycle cost compare?

When utilizing available smart control technology and favorable time-of-use electric rates, all-electric buildings are cost-competitive with mixed natural gas + electric buildings even with the current low price of natural gas. Combined with solar, electric heating can cut heating bills in half or more.

9. Why the focus on new residential construction?

Converting existing buildings can be challenging because of retrofit costs. With new construction, all-electric requirements can be included from the start, especially when it does not cost more at the beginning and avoids expensive retrofits later on.

10. How reliable is the electric grid as compared to natural gas pipelines?

Natural gas pipelines and electric grid both go down on occasion. In fact, during California's primary natural disaster events, wildfires and earthquakes, utilities are supposed to turn the gas off. If 100% reliability is a goal for your home or project, electrification with battery and solar backup via microgrid is the way to get there.

11. Will you take my gas stove away?

This is looking at creating new all electric buildings and applies only to new construction. It will not affect residents who already have gas appliances.

12. What is this electric induction cooking all about?

Electromagnetic induction cooktops are all-electric but they are not the electric resistance cooktops most people think of when electric cooking is mentioned. Electromagnetic induction cooktops are completely different, they have more specific temperature control, are much safer, easier to clean, and can vary heat settings faster than gas. Induction cooking uses electromagnetic energy to heat pots and pans directly. In comparison, gas and electric cooktops heat indirectly, using a burner or heating element, and passing radiant energy onto your food. Induction cooktops heat up the pot or pan much faster and temperature controls are much more precise. The smooth surface makes it easier to clean.

Induction cooking is popular in Europe and the popularity is growing in the U.S. One concern is the need for pots and pans to have a magnetic (steel or iron) bottom in order to work with the electromagnetic induction cooktop. A quick way to test if pots and pans will work with induction is to see if a magnet sticks to the bottom.

Induction cooktops emit an electromagnetic field of medium-frequency waves. According to the World Health Organization, there is no compelling evidence indicating medium-frequency magnetic fields have long-term health effects. It should be noted that radio-frequency interference that might pose a very small risk for people wearing heart pacemakers (no greater than the risk posed by other everyday electrical equipment).

13. Can a heat pump water heater match the performance of a gas system?

Yes, a heat pump water heater can equal the performance of a gas equivalent. For example, Rheem's 55 gallon unit can deliver 70 gallons of hot water in the first hour, enough for about four showers. For comparison, Rheem's gas equivalent delivers 79 gallons in the first hour. When selecting any hot water heater, no matter the fuel, make sure it is the right size for your use type. A home with a big family or a vacation home might need a larger 80 gallon tank.

14. Will the heat pump water heater need to be supplemented by electric resistance?

Heat pump water heaters are typically designed with hybrid heating capability, including a backup electric resistance coil. This enables the heat pump to work when it’s bitterly cold, and also helps the heat pump replenish its hot water supply more quickly. In most cases, the electric resistance coil is idle.

15. Doesn’t electricity produce emissions as well? What will these buildings run on when the sun goes down?

Electricity generation does produce emissions, although the amount of emissions are greatly reducing through the Renewable Portfolio Standard requirements. Utilities in California are required to have 50% of their retail sales from renewable sources by 2030. To meet this mandate, utilities are adding cleaner sources of energy to their mix all the time, especially as prices for solar continually decrease. Geothermal, wind and hydroelectricity are renewable sources that are available at night after the sun goes down. Sonoma Clean Power’s CleanStart default service is 49% renewable and the EverGreen service offers 100% local renewable energy day and night. PG&E’s default service is 39% renewable and the Solar Choice program offers 100% renewable solar energy.

16. What about adding more electricity to the grid?

Electrifying appliances in buildings will increase electricity usage, while reducing natural gas demand. However, if new electric equipment is energy efficient and “smart” it may not require significant additional need for electric generation. “Smart” equipment could shift electricity use from peak to off-peak hours—by pre-heating water tanks when demand is low or renewable energy is abundant, for example—helping use the existing grid resources more efficiently, and ultimately cutting overall system costs. Buildings that can use electric heat to store clean, renewable energy instead of burning gas on site would be assets on a renewable grid.³ Ongoing energy conservation and energy efficiency programs will reduce the amount of electricity needed on the grid as well.

[3] Decarbonization of Heating Energy Use in California Buildings Report.

17. Does this affect smart meter opt out?

No, it does not affect the smart meter opt out.

18. Is it harder to sell an all-electric house?

All-electric and energy efficient homes do not have to be harder to sell, especially when highlighting the benefits. These homes could potentially earn a higher sale value as potential owners demand more. Daily life is full with messages about natural disasters and environmental responsibility – concerned customers may want homes they purchase to use resources wisely and provide a healthy indoor environment.

Energy efficient and all electric buildings are comfortable, healthy and safe homes – all compelling selling points for clients. Additional insulation and fewer air leaks will keep a building comfortable with less heat or air conditioning needed. All-electric buildings avoid harmful combustion gases from gas stoves, and improperly vented furnaces and water heaters. Induction cooktops do not get hot, keeping occupants safe from accidental burns. In cities prone to earthquakes, avoiding gas lines also reduces the risk of post-earthquake fires.

By helping prospective buyers and tenants understand the multiple benefits of energy, efficiency and all electric real estate agents can building credibility, establishing the firm’s expertise, and better inform important decisions for clients.

There are efforts locally and statewide to share information with consumers on the benefits of all-electric homes. Sonoma Clean Power’s Advanced Energy Center, scheduled to open in 2020, will provide consumers information on all-electric appliances and the opportunity to see them in action. The Center will highlight an induction cooktop area where residents can learn more about the technology and watch cooking demonstrations.