How Do We Get to Net Zero?

I have a bumper sticker that says “Energy Is Sexy” that I used to decorate my office door with. One day the VP of Human Resources came by and looked at my sticker. I held my breath, waiting for the discussion of what was appropriate in the workplace. She simply sighed, looked me square in the eye and said, “Gas Isn’t.” She gets me.

I feel I have been fighting natural gas for about a decade. Before you giggle and dive into a digestive track, let’s talk about “why” we should all be fighting against gas. When we talk about Net Zero, and even Net Zero for retrofit (which can be done), we have alternatives when it comes to heating our buildings, hot water and cooking. I should step back a tiny bit to quickly define “Net Zero.” In a nutshell, a Net Zero building generates as much energy as it consumes on an annual basis. The path to Net Zero is electrification, which is just a fancy pants term for putting in electric systems and not gas.
So how do we get to Net Zero? As with everything in our industry, it is much easier to contemplate when looking at new construction. I don’t think we even need to dive into “how” you would build Net Zero. It has been done. A lot. Sure, with new construction, we need to include design for onsite generation and dedicate rooftop space, we can purchase electric hot water heaters, and in some markets look at heat pumps instead of gas heat. However how do we approach net zero if we make the determination to retrofit for it?

Before you cry “Impossible!” It is not impossible; it just takes math and innovation. For retrofit, the first thing you will need to do is take an inventory of the systems on your property that potentially need natural gas fuel: Hot water, Heat, and cooking. (I personally have never seen a property run their lights, elevators and mechanical ventilation on any fuel other than during a power outage where a generator was required.)
Let’s start with Heat. In many cases the conversion to a heat pump system is the most accessible. The Department of Energy released a case study on heat pumps for Electrification. Mini split heat pumps for multifamily units are proven technology and a quick internet search will provide countless articles, case studies and videos regarding their application. I think it is important, before you embark on a heat pumpapoolza that you review the content on what type of heat pump you need in what climate. Not all units are created equal. Additionally, assess whether your property is located in a microclimate—as your temperatures might not be reflective of the big map of the United States.

Lastly, look to your electrician to perform a load study. For the individual apartment unit, although you more than likely will have capacity it is good to check before you start; however, if you are looking at a large commercial system for your club house, it is imperative to know in advance before you blow out a panel. I know you are thinking that the onsite generation should be sufficient power. Remember, you still need heat at night and want to ensure you don’t end up in a bad spot. Net Zero is about over a 12-month cycle of generation and consumption so you should check your system.
A quick focus on hot water. If your apartment units have individual tanks for hot water, you will need to look at the electricity panel capacity for the units, just like a mini split heat pump. However, if you are looking at a large domestic system that might be providing hot water to all the units in your building, I strongly encourage looking at Solar. Solar paneling for hot water tends to require fewer panels and the water in the tank becomes your storage. Panels can generate and the tank stores the hot water until ready to use. Additionally, there are rebate programs out there for solar conversion; it is good to have all your options for free money open.
The most difficult hurdle of an Electrification retrofit is if the community has gas stoves. Although the process of switching to an electric appliance is somewhat similar to the process of switching out a gas hot water heater (does the apartment unit panel have capacity), there is an emotional hurdle to overcome with this fixture. There is a prevailing notion that gas is better for cooking. I have been rallying against gas stoves for about a decade now. Not just with the focus of Net Zero and Electrification, but for health purposes as well. Gas flame should be blue. If it isn’t, then the fixture is emitting carbon monoxide, which has been linked to both health issues and deaths.

You may be thinking, “Well, my apartment units are all equipped with carbon monoxide sensors, so my residents are “safe.” Sadly, this is a misconception. CO sensors are set to sound an alarm when the carbon monoxide levels exceed 150ppm, yet with a low CO level (50 ppm), it may take up to eight hours for the alarm to go off. Low doses over long periods can be just as dangerous as sudden carbon monoxide exposure in ultra-high doses. (Some residents will use their stoves and ovens for a heat source, so prolonged exposure is a real possibility.) Yet we cling to gas for cooking because it is “better.” I recall a debate that I had with a developer in 2015. “Mary, we have to put in gas stoves because it is a value add in class A properties. Think of putting gas stoves in as keeping up with the Joneses.” I swiftly replied, “Why do you want to just keep up with the Joneses. If you installed convection (electric) you could be the Joneses.” Sadly, I lost that battle. Gas stoves were part of the development specifications on that project.

Not everything in nature is healthy; look at arsenic. The next shift in our construction codes could be a ban on gas stoves. Yet currently we cling to the notion, “a fancy kitchen has a gas stove.” Recently, a friend of mine confided that they had thought that gas was the be all end all of cooking until they got a convention cook top which changed their perspective on the need for gas to have a great kitchen. Three years we had discussed gas before perception changed with that individual. I had no sway; it was the experience of convection that created their conclusion. That is one individual. Imagine how long it will take an entire market to shift. It will take a change in code, and collectively and sadly as a society we will resist.

The hurdle of Net Zero isn’t construction. It can be done. The hurdle of Net Zero, from my perspective will be in getting the market to shift its perception that gas is Good. My VP of Human Resources was right. Gas is not Sexy.