History of Home Energy Rating Systems (HERS)

A Comprehensive History of Home Energy Rating Systems (HERS) from the Late 1970s to 1990

The Beginnings: Late 1970s to Early 1980s

The concept of Home Energy Rating Systems (HERS) emerged in response to the energy crises of the 1970s, aiming to provide a standardized way to assess and communicate the energy efficiency of homes. The Edison Electric Institute (EEI) initiated one of the earliest programs, the National Energy Watch (NEW) program, in 1977. This program, however, primarily relied on a pass/fail criterion, limiting its effectiveness in motivating builders to exceed minimum standards.

Pacific Gas and Electric’s ECH Program (1979)

In 1979, Pacific Gas and Electric Company (PG&E) launched the Energy Conservation Homes (ECH) Program. This initiative was designed to surpass the NEW program by offering an “ECH” label to homes that exceeded California’s Title 24 energy performance standards by 10%. The label quickly became popular, with two-thirds of new homes in PG&E’s service area qualifying for it by 1980. The program’s success was due to its comprehensive approach, awarding points for various energy-saving measures.

Massachusetts Pilot Project (Early 1980s)

Around the same time, the Massachusetts Pilot Project was initiated, using a calculational system developed by Energyworks, Inc., linked to the Residential Conservation Service (RCS) audit. This system provided a comprehensive energy efficiency score and estimated energy use before and after retrofitting, proving practical for both homeowners and lenders.

The Role of the U.S. Department of Energy (DOE)

The DOE played a crucial role in promoting Home Energy Rating Systems (HERS) during this period, sponsoring various studies and pilot projects, such as the one in Massachusetts, to explore the feasibility and effectiveness of different rating systems. Their involvement helped standardize methodologies, ensuring that the systems developed were scientifically sound and widely adoptable.

Technical Challenges and Advances (Early 1980s)

The early 1980s saw significant advancements in Home Energy Rating Systems methodologies, categorized into three main types: prescriptive, calculational, and performance-based systems. Prescriptive systems assigned points based on specific energy-saving features, calculational systems estimated energy use based on building characteristics, and performance-based systems used historical energy consumption data.

The Push for Standardization

A major challenge during this period was the lack of standardization among different HERS. To address this, efforts were made to create certification procedures to assess the accuracy and reliability of these systems. A notable effort was to develop a methodology to certify rating systems by comparing their results with validated computer simulation programs like DOE-2 and BLAST.

The Impact on the Market (Mid-1980s)

By the mid-1980s, HERS had started to significantly influence the housing market. Quantifying and communicating a home’s energy efficiency made it easier to market and sell energy-efficient homes. Homebuyers began preferring homes with better energy ratings, and lenders were more willing to offer favorable terms for such homes. This shift helped drive the construction of more energy-efficient homes and the retrofitting of existing homes to improve their energy performance.

Gain Momentum: 1986-1987

In 1986, various utility companies and state energy offices began to develop their own rating systems. For instance, the Texas Utilities Electric Company launched the Energy Action Home program, using a point-based rating system to certify homes as energy-efficient.

By 1987, a national survey highlighted diverse approaches across the country. The Lawrence Berkeley Laboratory (LBL) conducted comprehensive reviews, emphasizing the importance of adapting rating systems to local conditions and ensuring they were user-friendly and reliable.

Energy Rated Homes of America was incorporated in Arkansas by Ron Hughes.

Implement Systems: 1988

By 1988, efforts to standardize and implement HERS were in full swing. The DOE, in collaboration with various laboratories and state agencies, continued refining the methodologies and tools used for home energy ratings. The focus was not just on new homes but also on retrofitting existing homes for better energy efficiency. Programs like the CONN SAVE in Connecticut exemplified these efforts by providing comprehensive audits and ratings for homes.

Overcome Challenges: 1989-1990

In the late 1980s, the implementation of HERS faced several challenges, including the consistency and accuracy of different rating systems. Various studies and reports were commissioned to evaluate and improve the tools used for home energy ratings. Educational efforts were also ramped up to ensure homeowners, builders, and lenders understood and valued the ratings.

Overall, the period between the late 1970s and 1990 was crucial to develop and implement home energy rating systems in the United States. The combined efforts of federal agencies, state programs, and private utilities laid the groundwork for more standardized and widely accepted methods of assessing and improving home energy efficiency. These systems not only helped homeowners reduce energy costs but also contributed to broader efforts to promote energy conservation and sustainability. The advancements made during this time set the stage for the sophisticated and widely adopted Home Energy Rating Systems we see today, making this era a cornerstone in the history of residential energy efficiency.

A Comprehensive History of Home Energy Rating Systems (HERS) from 1990 to 2000

The Early 1990s: Lay the Groundwork

The early 1990s marked a pivotal era in the development and implementation of home energy rating systems (HERS), driven by environmental concerns and the desire to reduce energy costs for homeowners.

1990: Market Penetration Push

In 1990, efforts focused on increasing the market penetration of energy-efficiency programs. The U.S. Department of Energy (DOE) aimed to make these programs widely accepted among homeowners. This period highlighted the challenges and strategies for getting homeowners and builders on board with energy efficiency initiatives.

1991: Quantify the Impact

By 1991, efforts intensified to quantify the effectiveness of HERS. The Solar Energy Research Institute developed a quantitative procedure for evaluating HERS calculation methods, aiming to provide a rigorous and standardized approach to assess the performance of different rating systems.

1992: National Expansion and Collaboration

1992 was a landmark year for HERS. The National Renewable Energy Laboratory (NREL) released key documents, including “Going National with HERS and EEMS: Issues and Impacts,” outlining a blueprint for expanding HERS from regional initiatives to a national program. This effort involved addressing implementation challenges, standardizing rating systems across states, and ensuring user-friendly and accurate systems.

The National Collaborative on Home Energy Rating Systems and Energy-Efficient Mortgages was established to bring together stakeholders, including government agencies, utility companies, and private organizations, to promote and standardize HERS. Lawrence Berkeley National Laboratory (LBNL) and Brookhaven National Laboratory published reports detailing technological advancements and policy recommendations for improving residential energy efficiency.

1993: Establishment of Key Organizations

In 1993, the Home Energy Rating Systems (HERS) Council was established in Maryland, with the aim to bring a more structured and standardized approach to home energy ratings. The HERS Council, led by a 19 member Board of Directors comprised of builders, mortgage lenders, HERS providers, consumer groups, State energy offices, utilities, real estate agents and appraisers, and product manufacturers, was contracted by the US DOE to produce voluntary guidelines for home energy rating systems. Then, “The HERS Council formed a Technical Committee comprised of representatives from electric and gas utilities and utility trade associations, home energy rating providers, software developers, builders, state organizations, product manufacturers, and the heating, ventilation and air- conditioning industry.” This Technical Committee worked with NREL to produce the Technical Report for Home Energy Rating Systems (HERS).

The California Home Energy Efficiency Rating System (CHEERS) also saw significant activity, providing home energy ratings and recommending energy improvements.

1994: Growth and Innovation

The Climate Change Action Plan of 1994 emphasized the importance of HERS in reducing energy consumption and greenhouse gas emissions. NREL’s Stakeholder Analysis Methodologies Resource Book provided methodologies for engaging stakeholders in energy efficiency initiatives. The National Awards Program for Energy Efficiency and Renewable Energy highlighted successful HERS programs, such as Energy Rated Homes of Alaska, a program of the Alaska Housing Finance Corporation.

1995: BESTEST and DOE Guidelines

In 1995, NREL introduced the HERS Building Energy Simulation Test (BESTEST) to ensure the accuracy and consistency of rating tools and software. The DOE issued voluntary guidelines for Home Energy Rating Systems (HERS), outlining procedures to certify technical accuracy, train raters, and data collection standards. The guidelines were developed by the HERS Council under their contract with the US DOE.

The Home Energy Rating Systems Council, Inc. was officially incorporated in Washington, DC, with the mission to steer the development and implementation of HERS.

The US EPA launched ENERGY STAR® for New Homes in 1995, with the HERS rating method developed by the US DOE and HERS Council as the foundation.

On April 11, 1995 Steve Baden was elected chair of the newly created Residential Energy Services Network, which represented the National Association of State Energy Officials (NASEO) and a network of state-based HERS programs.

Residential Energy Services Network (RESNET) became a joint project of NASEO and Energy Rated Homes of America, with funding from the US EPA. Steve Baden’s last day as an employee of the state-owned Alaska Housing Finance Corporation was September 1, 1995.

NASEO requested the US DOE withhold issuing the final Voluntary Guidelines for Home Energy Rating Systems until the guidelines had been field tested.

1996-1997: Implementation and Expansion

In 1996, NASEO and Energy Rated Homes of America formed a joint technical committee to develop interim technical standards for HERS. They met with the HERS Council and the US DOE to discuss potential changes to the DOE-proposed guidelines. RESNET’s network continued to grow, including stakeholders from state energy offices to mortgage lending institutions.

The US EPA ENERGY STAR program targeted 7 states for the first phase of implementation, to work with existing home energy rating systems in those states.

By 1997, Home Energy Rating Systems programs expanded, linking ratings with energy-efficient mortgages (EEMs), which incentivized energy improvements in homes.

1998: Challenges and Legal Issues

Despite progress, the accuracy of Home Energy Rating Systems ratings remained a challenge, particularly for older homes. Training raters and improving algorithms were top priorities. The industry faced legal and ethical challenges, notably the case involving Steve Baden, who faced ethics violations for his actions in managing the Energy Rated Homes of Alaska program.

Baden transferred from the Alaska Department of Community and Regional Affairs, along with the Energy Rated Homes of Alaska program, in July of 1992 to the Alaska Housing Finance Corporation (AHFC) and managed grants to Barbara Collins, who ran Innovative Communications. He attended DOE meetings, facilitated funding for Collins’ nonprofit organization, and used state resources for personal gain.

Baden failed to disclose conflicts of interest and violated the “revolving door” statute by working on matters he had taken substantial official action on while still employed with the state. He agreed to work for Collins’ organization while still employed by AHFC.

In December 1998, Baden agreed to pay a $5,000 fine and not to seek or assist others in seeking contracts with the State of Alaska for five years.

1999: Toward a Brighter Future

By 1999, the focus was on making Home Energy Rating Systems more user-friendly and reliable. Efforts continued to improve the software and methodologies used in Home Energy Rating Systems, increasing public awareness and acceptance. Linking Home Energy Rating Systems ratings with ENERGY STAR homes helped boost the credibility and popularity of energy-efficient homes.

Energy Rated Homes of America announced “The Residential Energy Services Network (RESNET) is an educational project sponsored by Energy Rated Homes of America.”

International Perspective

In Canada, the EnerGuide for Houses program evaluated homes’ energy efficiency, using trained evaluators and specific software. In Europe, the implementation of energy efficiency certification varied across countries, highlighting the challenges of creating a standardized system across diverse regions.

Challenges and Adaptations

Different states in the U.S. had different codes and standards, necessitating a flexible system to accommodate local conditions. The push towards making Home Energy Rating Systems a self-sustaining model involved developing robust programs that could operate without federal subsidies, like those in Vermont and California.

The period from 1990 to 2000 was crucial to develop and implement home energy rating systems in the United States. The collaborative efforts of the DOE, EPA, and various stakeholders laid the groundwork for more standardized and widely accepted methods of assessing and improving home energy efficiency. Despite challenges, including ethical violations and technical issues, the advancements made during this decade set the stage for the sophisticated Home Energy Rating Systems programs we see today.

A Comprehensive History of Home Energy Rating Systems (HERS) from 2000 to 2010

The Year 2000: A Look Ahead

As the new millennium approached, the Home Energy Rating Systems (HERS) program was poised for further growth and refinement. The National Renewable Energy Laboratory (NREL) and other organizations continued to improve the accuracy and reliability of energy ratings, aiming to make Home Energy Rating Systems an integral part of the home buying and selling process. The goal was to ensure that energy efficiency became a standard consideration for homeowners nationwide.

2000: The Dawn of a New Millennium

In 2000, energy-efficient homes became more mainstream. NREL’s Pilot States Program Report highlighted the progress in integrating Home Energy Rating Systems with Energy-Efficient Mortgages (EEMs), which allowed homeowners to finance energy improvements through their mortgages, making energy efficiency upgrades more accessible.

The HERS Council disbanded in August, 2000, due to lack of continued funding from the US DOE.

2001: Expand Horizons

By 2001, Home Energy Rating Systems became a practical tool in real estate transactions. Homebuyers were increasingly aware of the benefits of energy ratings, and real estate agents started promoting energy-efficient homes. Energy raters played a crucial role by inspecting homes and providing ratings, helping buyers understand potential energy savings and identifying cost-effective improvements.

Energy Rated Homes of America restructured with the goal of representing all accredited HERS Providers.

2002: Fine-Tuning and Innovations

In 2002, the focus was on fine-tuning the Home Energy Rating Systems system. Pacific Gas and Electric (PG&E) introduced the Time of Sale Energy Renovation Program (TOSER), educating real estate agents and lenders about EEMs and introducing the Energy Snapshot tool for quick home energy efficiency assessments.

In June 2002, RESNET® published the Mortgage Industry National HERS Standards, marking a significant step forward to provide a consistent method for rating homes across the country.

But RESNET® didn’t develop these standards in isolation. They borrowed heavily from established methodologies and guidelines, particularly those created by the HERS Council. The 2002 RESNET® standards acknowledged the foundational work done by the HERS Council’s Implementation & Accreditation Committee. This committee’s draft of the “Uniform Accreditation Procedures for Home Energy Rating Systems” from October 1996 served as the model for these standards.

RESNET® adopted its by-laws in August 2002, marking its official establishment as a non-profit organization through a name change from Energy Rated Homes of America.

2003: Expanding Programs and Technical Support

In 2003, technical guidelines and standards for home energy ratings were refined. Vermont adopted its Home Energy Rating Technical Guidelines, aligning with national standards set by NASEO and RESNET®. National efforts included a comprehensive report by the Pacific Northwest National Laboratory on building energy codes and standards.

2004: Development of the Building America Research Benchmark

In 2004, NREL developed the Building America Research Benchmark to track progress towards aggressive whole-house energy savings goals set by the DOE. This benchmark extended the traditional Home Energy Rating Systems approach to include all residential end-uses, providing a comprehensive framework for evaluating energy performance.

2005: Integration into Building Codes and EEMs

In 2005, the integration of Home Energy Rating Systems into building codes was notable, with California’s Title 24 Energy Efficiency Standards requiring new homes to meet specific criteria verified through Home Energy Rating Systems ratings. EEMs continued to promote energy-efficient homes, aligning Home Energy Rating Systems with financial incentives for homeowners.

2006-2007: Standardization and International Perspectives

In 2006, the University of Adelaide published research highlighting the need for standardized home energy ratings. California implemented Assembly Bill 549 (AB 549) to develop strategies for reducing peak load energy consumption in existing buildings. In 2007, RESNET® focused on rating new and existing homes, developing program regulations, and creating technical manuals.

In 2007, RESNET® trademarked HERS®, the long-used descriptive acronym for Home Energy Rating Systems, to identify their proprietary Home Energy Rating System for accreditation.

2008: Enhancements and Public Awareness

In 2008, enhancements to HERS® included the EnergyGauge program by the Florida Solar Energy Center, which provided standardized evaluations of homes’ energy efficiency. Federal and state support increased, with the US Department of Housing and Urban Development (HUD) promoting ENERGY STAR standards in new home constructions.

2009: Policy Support and Standardization

In 2009, the US DOE and US EPA supported the establishment of HERS® guidelines and rater certification programs under the HERS® Index. This index facilitated the inclusion of energy efficiency in mortgage considerations, encouraging energy-efficient practices in residential construction. Federal initiatives emphasized incorporating home energy performance ratings into state and local policies.

Challenges and Solutions

Despite progress, challenges included ensuring uniformity across different regions and training a skilled workforce. Programs like Xcel Energy’s home performance audits highlighted the need for coordinated state-level policies to maintain momentum in energy efficiency initiatives.

International Context

Internationally, the EU’s Energy Performance of Buildings Directive (EPBD) required member countries to establish standard energy performance audits for existing homes by 2009, aiming to harmonize rating schemes across Europe.

From 2000 to 2010, Home Energy Rating Systems evolved significantly, driven by collaborative efforts of federal and state agencies, non-profit organizations, and the mortgage industry. These developments enhanced the credibility and adoption of Home Energy Rating Systems, promoting energy efficiency in residential buildings and contributing to broader environmental and economic benefits.

A Comprehensive History of Home Energy Rating Systems (HERS) from 2010 to 2020

2011: Evolution and Impact of Home Energy Rating Systems

In 2011, Home Energy Rating Systems (HERS) continued to evolve, driven by efforts to enhance energy efficiency in residential buildings. Home Energy Rating Systems ratings became integral to Energy-Efficient Mortgage (EEM) programs, allowing homebuyers to finance energy-efficient improvements as part of their mortgage. This year also saw key studies, such as one by the University of Florida, which evaluated the energy performance of Home Energy Rating Systems-rated homes, highlighting variations in program implementation and the need for accurate measurement and verification of energy savings. The National Renewable Energy Laboratory (NREL) published white papers emphasizing the need for innovative solutions to achieve ambitious energy-saving goals.

2012-2013: Standardization and Empirical Data

In 2012, the Northeast Energy Efficiency Partnerships (NEEP) emphasized integrating energy rating systems with “stretch” building energy codes, aiming for energy performance levels at least 20% more efficient than base state codes. Challenges in enforcing rating systems as building codes highlighted the need for standardized, enforceable energy efficiency measures. RESNET® became recognized as an American National Standards Institute (ANSI) Standards Developer with a focus on Home Energy Rating Systems. The RESNET® ANSI Standards Management Board consisted of Philip Fairey, David Goldstein, Wes Davis, Jim Petersen, and Brett Dillon. Brett Dillon was also appointed Chair of the ANSI Standards Development Committee 300, charged with development of the ANSI technical standards for Home Energy Rating Systems.

In 2013, NREL focused on using empirical data to improve the accuracy of residential energy analysis tools, developing standardized tests for energy software to predict real utility bills accurately. This approach aimed to enhance the reliability of energy performance assessments and support policy integration.

In 2013, RESNET® formed the HERS® Index Score Consistency Task Force to ensure the HERS® Index Scores are as consistent as possible. Jacob Atalla, Jim Petersen, Dean Potter, Philip Fairey, Rob Salcido, Dave Bell, and Brett Dillon served as members.

2014: Identify HERS® Index Values for IECC Compliance

In 2014, efforts to identify HERS® Index values corresponding to minimal compliance with the International Energy Conservation Code (IECC) were significant. The Pacific Northwest National Laboratory (PNNL) analyzed the relationship between HERS® Index values and IECC compliance, revealing the complexity and variability of this relationship. The Florida Solar Energy Center (FSEC) conducted studies on the dependencies of HERS® Index scores related to home geometries and operating assumptions, aiming to create a more equitable rating system. These efforts ensured that Home Energy Rating Systems ratings aligned with established energy codes, promoting higher energy efficiency standards.

2016: Technical Advancements and Strategic Developments

In 2016, Pennsylvania promoted Home Energy Rating Systems ratings through a comprehensive guide, emphasizing third-party verification and incorporating Home Energy Rating Systems ratings into appraisals and real estate listings. The ANSI/RESNET 301-2014 Standard was republished in January 2016 to remove references to the proprietary HERS® Index, and provide a consistent methodology for evaluating and labeling the energy performance of residential buildings using the American National Standard Energy Rating Index. This standard aimed to standardize how energy performance was calculated and reported, ensuring uniformity and credibility in energy efficiency assessments.

On February 19, 2016 the RESNET® Board of Directors approved moving to a single calculation engine based on EnergyPlus. This approval was later followed by an announcement from the US DOE that discussed RESNET’s move to a centralized, single-source implementation for the proprietary HERS® Index.

The ANSI/RESNET/ICC 301-2014 and ANSI/RESNET/ICC 380-2016 standards were key milestones, providing comprehensive guidelines for energy performance and air-flow measurements in residential buildings.

2017: Address Variability and Develop Unified Simulation Platforms

In 2017, efforts to address variability in HERS® ratings included studies by the DOE and NREL that highlighted discrepancies in HERS® scores for the same home based on the rater and software used. NREL advocated for a unified, collaboratively developed residential building simulation platform to improve consistency and reduce industry-wide costs. Comparative analyses of Home Energy Score and REM/Rate energy simulation results further emphasized the need for standardized methodologies.

2018: Enhance Calculation Consistency and Policy Integration

In 2018, the DOE’s Home Energy Rating Variability Study and NREL’s efforts to improve Energy Rating Index calculations focused on enhancing consistency in HERS® ratings. NREL’s advocacy for a unified simulation platform and comparative analyses of energy simulation tools aimed to address variability and improve accuracy. These efforts supported the integration of Home Energy Rating Systems with energy efficiency policies, promoting reliable and consistent energy ratings.

The 2018 edition of the International Code Council’s International Energy Conservation Code referenced ANSI/RESNET/ICC 301-2014 as republished in 2016. This incorporated the American National Standard Energy Rating Index (ERI) into building codes.

RESNET® established a Software Consistency Committee on July 12, 2018 to address consistency improvements to RESNET®-accredited software tools.

2019: Enhance Consistency and Energy Savings Analysis

In 2019, RESNET® initiatives to enhance the consistency of HERS® Index scores included establishing a common input/output schema. RESNET® now opposed the use of a single calculation engine, opting instead for a collaborative modeling approach. RESNET® Energy Modeling Director, Neil Kruis, stated Kruis’ Law as “Someone with three rating software tools is never sure what the HERS index is.” PNNL’s energy savings analysis for the 2018 IECC highlighted the importance of consistent energy ratings in achieving energy savings. The integration of Home Energy Rating Systems that use the American National Standard Energy Rating Index with the IECC compliance paths provided flexibility for builders and ensured higher energy performance standards for new homes.

2020: Refine Home Energy Rating Systems for Greater Accuracy and Applicability

In 2020, advancements in Home Energy Rating Systems focused on improving accuracy, consistency, and applicability. The initiatives to enhance Home Energy Rating Systems consistency, integrate with IECC, and provide reliable energy performance assessments underscored the importance of these systems in promoting energy efficiency in residential buildings. Ongoing improvements in Home Energy Rating Systems methodologies and integration with energy codes aimed to achieve greater energy savings and support sustainable building practices.

The decade from 2010 to 2020 saw significant advancements in Home Energy Rating Systems, driven by efforts to enhance accuracy, consistency, and integration with energy efficiency standards. These developments ensured that Home Energy Rating Systems ratings remained a critical tool for assessing and improving the energy performance of residential buildings, contributing to broader environmental and economic benefits. As the industry continues to evolve, ongoing refinements in Home Energy Rating Systems methodologies and policy integration will play a vital role to promote energy efficiency and sustainability.

Comprehensive History of Home Energy Rating Systems (HERS) (2020-2024)

2020: Enhance Consistency and Integration

In 2020, a major focus was to enhance the consistency of the Home Energy Rating System (HERS) calculations. The Residential Energy Services Network (RESNET®) made significant efforts to standardize the methods used by various rating tools to ensure uniformity across the industry. This initiative was crucial as discrepancies in calculations could lead to varying energy efficiency ratings for similar homes, which undermines the reliability of the HERS® Index. Efforts included developing more robust validation protocols for the software tools used to rate homes, to ensure that all accredited tools adhered to the same standards and produced comparable results.

Another significant development was the integration of Home Energy Rating Systems with the 2018 International Energy Conservation Code (IECC). The Massachusetts amendments to the 2018 IECC underscored the importance of Home Energy Rating Systems ratings in meeting energy efficiency requirements for residential buildings. These amendments provided specific guidelines to use Home Energy Rating Systems ratings to demonstrate compliance with the IECC, which formalized the role of Home Energy Rating Systems in state-level energy codes.

The National Renewable Energy Laboratory (NREL) also focused on advancing building energy modeling technologies in 2020. The aim was to improve the accuracy and predictive capabilities of these models, which are integral to generating reliable Home Energy Rating Systems ratings. NREL’s work included developing new algorithms and refining existing ones to better account for various building characteristics and operational behaviors. These innovations were intended to enhance the reliability of Home Energy Rating Systems ratings and support more informed decision-making by homeowners, builders, and policymakers.

A pivotal advancement in 2020 was the publication of the ANSI/RESNET/ACCA 310-2020 standard. This standard, developed collaboratively by RESNET®, the Air Conditioning Contractors of America (ACCA), and the International Code Council (ICC), provided a comprehensive methodology to grade the installation quality of HVAC systems in residential buildings. Officially approved for publication on June 16, 2020, the standard aimed to establish procedures, tolerances, and record-keeping practices for evaluating and grading various elements of HVAC system design and installation, ensuring optimal performance and energy efficiency.

The standard applied to unitary HVAC systems, including air conditioners and heat pumps up to 65 kBtuh and furnaces up to 125 kBtuh, in detached one- and two-family dwellings, townhouses, as well as in dwelling units and sleeping units with independent HVAC systems. It encompassed five key evaluation tasks: evaluating the design, total duct leakage, blower fan volumetric airflow, blower fan watt draw, and refrigerant charge.

Compliance with the ANSI/RESNET/ACCA 310-2020 standard was voluntary unless mandated by legal jurisdictions. It was developed under the auspices of RESNET®, an American National Standards Institute (ANSI) Accredited Standards Developer, following a consensus process involving substantial agreement among directly and materially affected interest categories.

The US EPA changed the certification oversight of the ENERGY STAR New Homes program from a Verification Oversight Organization (VOO) system to a Home Certification Organization (HCO) system and began accepting applications for HCOs. The existing national VOO, RESNET®, was the first organization granted national HCO recognition. CHEERS® and CalCerts® received recognition as HCOs for the State of California.

2021: Technological and Regulatory Advancements

In 2021, the Home Energy Rating Systems landscape continued to evolve with significant contributions from research institutions, policy frameworks, and industry stakeholders. The Pacific Northwest National Laboratory (PNNL) emphasized best practices for building energy codes compliance, underscoring the importance of stringent energy codes in achieving energy efficiency goals. This research highlighted the need for robust compliance mechanisms to ensure that buildings meet or exceed the energy performance standards set by the codes. In the international report, it was noted “Tax exemptions and tax credits can be used as an incentive for high building performance. One example in the United States is the Home Energy Rating System (HERS) Index, developed by the U.S. Department of Energy.”

The Lawrence Berkeley National Laboratory (LBNL) conducted significant research into reduced water heating energy use through the adoption of EPA WaterSense® lavatory plumbing fittings. This study aimed to provide empirical evidence on how these fittings can contribute to overall energy savings in residential buildings, and showcased a practical approach to enhance home energy ratings by focusing on specific energy use components.

NREL explored various innovative methods to improve the accuracy and reliability of energy performance assessments. One notable effort involved assessing and improving the accuracy of energy analysis for residential buildings, providing a solid foundation for future improvements in Home Energy Rating Systems methodologies.

2022: Refine and Expand Home Energy Rating Systems

In 2022, the focus on refining and expanding the Home Energy Rating Systems continued, particularly with the publication of the NatHERS Whole of Home Guidance Note for Assessors by the Australian Government Department of Climate Change, Energy, the Environment and Water. This document provided detailed guidance to conduct Whole of Home assessments, integrating thermal performance ratings with overall energy usage assessments to create a more holistic understanding of a home’s energy efficiency in Australia.

Additionally, the 2022 Title 20 Home Energy Rating System (HERS) OIR Proceeding highlighted issues related to the absence of a HERS Index in California and raised ethical concerns within RESNET®. This document underscored the importance of standardized rating systems and the need for transparency and ethical practices in the energy rating industry.

The Building Science Institute, Ltd. Co. (BSI) was recognized by the US EPA as the second national Home Certification Organization, followed by recognition from the US DOE as a national HCO for the Zero Energy Ready Home program in 2022. BSI established a comprehensive set of policies and processes to ensure high standards and integrity in home energy ratings. These policies included conflict of interest guidelines, ethics compliance and homeowner inquiry resolution processes, and quality control conformity assessments for verification organizations. These policies, processes, and procedures are based on ISO Standards such as ISO 17020, ISO 19011, and ISO 17029, as well as the ANSI Standard for sampling.

BSI emerged as a direct competitor to RESNET® in certification, quality management, and oversight of certifications for the US EPA ENERGY STAR and US DOE Zero Energy Ready Home programs. By offering robust training programs, comprehensive quality management, and stringent conformance assessments, BSI significantly impacted the home energy rating industry, and provides a competitive alternative to RESNET®.

2023: Advancements and Legal Developments

In 2023, further advancements were made in Australia with the introduction of the updated NatHERS Whole of Home Guidance Note for Assessors. This guidance emphasized the importance of using accredited software for accurate energy assessments and provided comprehensive steps for assessors, from collecting necessary data to generating NatHERS certificates and ensuring compliance with regulatory requirements.

A notable legal development in 2023 was the DOJ-Skyetec Settlement Agreement, which addressed discrepancies and ethical issues in the Home Energy Rating Systems industry. This settlement aimed to rectify past malpractices and set a precedent for future compliance and ethical standards within the industry.

From 2020 to 2023, significant strides were made in the development and refinement of Home Energy Rating Systems. Efforts to enhance the consistency and accuracy of HERS® Index calculations, integrate Home Energy Rating Systems with updated energy codes, and innovate building energy modeling technologies were pivotal steps in promoting energy efficiency across the residential sector.

The formation of the Building Science Institute, Ltd. Co. and the introduction of the ANSI/RESNET/ACCA 310-2020 standard marked transformative moments in the industry, driving improvements in the quality and reliability of home energy ratings. These developments collectively aimed to enhance the accuracy, reliability, and comprehensiveness of home energy ratings, ultimately contributing to more energy-efficient and sustainable residential buildings.

In June 2023, the US EPA released a QAQC discussion paper that sought input from the Home Energy Rating Systems industry. The US EPA recognized they had to make improvements to their Home Certification Organization program to ensure the integrity of the ENERGY STAR program.

The document highlights several key areas that resonate with BSI’s focus on rigorous quality assurance, transparency, and the use of technology to enhance reliability and accuracy in home energy ratings.

Key Elements and Their Alignment with BSI

Centralized Data Collection

ENERGY STAR Proposal: The proposal emphasizes centralized collection of checklist data and rater photos to ensure comprehensive documentation and oversight.
BSI Alignment: BSI advocates for detailed data collection and centralized management to maintain high standards and ensure all necessary information is consistently reviewed and stored.

Quality Control and Assurance

ENERGY STAR Proposal: Shifting quality control of installed features to the File Review step and reframing field reviews as a skills and knowledge check for raters.
BSI Alignment: BSI emphasizes robust quality management systems, continuous improvement, and real-time quality assurance, which aligns with this proactive and structured approach to quality control.

Use of Technology

ENERGY STAR Proposal: Use of digital form software for checklists, secure systems for photo backups, and the integration of automated validations in approved rating software.
BSI Alignment: BSI promotes the integration of advanced software tools with built-in validation checks to enhance consistency and reduce human error, reflecting a similar technological focus.

Ethical Practices and Transparency

ENERGY STAR Proposal: Ensuring audits and reviews are conducted regularly to maintain high ethical standards and transparency in the certification process.
BSI Alignment: BSI has been vocal about the need for transparency, accountability, and ethical behavior in the industry, advocating for regular audits and oversight.

Continuous Improvement and Training

ENERGY STAR Proposal: Continuous updates to standards and training for QA personnel, and the requirement for HCOs to review and approve digital checklist forms.
BSI Alignment: BSI supports ongoing education, professional development, and a structured approach to standards development, ensuring continuous improvement and up-to-date training for professionals in the industry.

The concepts outlined in the ENERGY STAR QAQC Discussion Paper strongly reflect the values and methodologies promoted by BSI. These include centralized data management, stringent quality control measures, the use of advanced technology, a focus on ethical practices, and continuous improvement through training and updated standards.

In 2023, federal legislation went into effect that connected the 45L energy efficiency tax credit for builders with ENERGY STAR and Zero Energy Ready Home certifications. Now, malpractices in Home Energy Rating Systems can become violations of tax law. This further underscores the need for high ethical standards and quality management oversight by HCOs, who are responsible for certification for the ENERGY STAR and Zero Energy Ready Home programs.

2024: Time for Change

In 2024, 2 significant developments took place.

CalCerts, the RESNET® partner in California, went out of business. This left CHEERS as the only Provider left in California’s HERS program overseen by the California Energy Commission.

The US EPA published their finalized HCO program documents. RESNET® requested an implementation timeline of 3 years to make the significant changes required to their program. BSI doesn’t have to make those significant changes because their Home Energy Rating System was designed that way from the beginning and showed what was possible.

Challenges Faced by the Home Energy Rating Systems Industry (1979 – Present)

1979-1990: Early Development and Establishment

Lack of Standardization: In the initial years, there was no standard methodology for assessing home energy performance. Various rating systems and tools emerged, leading to inconsistencies and confusion among stakeholders.
Limited Awareness: Home energy ratings were not widely recognized or understood by homeowners, builders, or policymakers, which hindered their adoption and integration into the housing market.
Technical Limitations: Early energy modeling tools and technologies were rudimentary, limiting the accuracy and reliability of energy ratings.

1990-2000: Growth and Formalization

Development of Standards: Establishing standardized procedures and guidelines, such as those by the National Renewable Energy Laboratory (NREL) and other bodies, was challenging. Efforts to create uniform standards like the Home Energy Rating System (HERS) Index required extensive collaboration and consensus.
Training and Certification: Developing comprehensive training and certification programs for energy raters to ensure consistent and accurate ratings across the industry was a significant challenge.
Integration with Financial Products: Incorporating energy ratings into financial products, such as Energy-Efficient Mortgages (EEMs), required convincing lenders of the value and reliability of energy ratings.

2000-2010: Technological Advancements and Market Expansion

Technological Advancements: Improving the accuracy and predictive capabilities of energy modeling tools involved significant research and development. Tools needed to account for diverse building characteristics and operational behaviors.
Market Acceptance: Gaining broader market acceptance for HERS® ratings and integrating them into real estate transactions required extensive outreach and education efforts.
Data Accuracy and Reliability: Ensuring the accuracy and reliability of energy data, particularly with the variability in rater assessments and software tools, remained a persistent challenge.

2010-2020: Standardization and Policy Integration

Consistency in Calculations: Ensuring consistency in HERS® Index calculations across different rating tools was crucial. Discrepancies in calculations could undermine the reliability of the ratings.
Integration with Energy Codes: Integrating Home Energy Rating Systems with state and national energy codes, like the International Energy Conservation Code (IECC), involved navigating varying regional regulations and practices.
Ethical Standards: Maintaining high ethical standards and transparency in the industry was essential, especially as the market for energy ratings expanded.
Adapting to Technological Changes: Continuously updating and refining energy modeling technologies to reflect advancements in building practices and materials was necessary to maintain rating accuracy.

2020-Present: Refinement and Global Collaboration

Addressing Data Quality Issues: Ensuring the quality, reliability, and validity of the HERS® Index data remains a challenge. Issues such as inter-rater reliability and human biases need continuous attention.
Standardizing Software Tools: Achieving uniformity among different software tools used for Home Energy Rating Systems calculations is an ongoing effort. Developing robust validation protocols and a common schema is essential.
Global Best Practices: Adopting and integrating international best practices, as seen with the NatHERS guidance in Australia, highlights the need for global collaboration and standardization.
Ethical Practices and Transparency: Legal developments, such as the DOJ-Skyetec Settlement Agreement, underscore the importance of addressing discrepancies and ensuring ethical practices in the industry.
Training and Certification: Ensuring all raters adhere to high standards through standardized training and certification remains a critical challenge.
Market and Policy Impact: Demonstrating the value of Home Energy Rating Systems in energy policy and the housing market, and integrating Home Energy Rating Systems with financial products like energy-efficient mortgages, requires ongoing advocacy and education efforts.
Adapting to Regional Differences: Continuously adapting Home Energy Rating Systems to various climatic and geographical contexts ensures its relevance and accuracy across different environments

Conclusion

The home energy rating systems industry has faced numerous challenges from its inception in the 1970s to the present day. These challenges include standardization, technological advancements, data quality, ethical practices, market acceptance, and global collaboration. Addressing these issues is crucial to enhance the reliability, credibility, and effectiveness of Home Energy Rating Systems, which will ultimately contribute to more energy-efficient and sustainable residential buildings.

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