Enforcement of the Building
Energy Efficiency Act in theCity of Yokohama
November 27, 2017

Akiko Masaki
Director for Building and Environment Coordination,
Architectural Projects Division,
Building Instruction Department,
Housing and Architecture Bureau,
City of Yokohama

Contents
1. Overview of the City of Yokohama
2. Overview of the Building Energy Efficiency Act and its application
3. Energy efficiency standards compliance in buildings subject tonotification
4. Activities to realize energy efficiency in buildings that are notsubject to notification

5. Issues and actions for realizing energy efficiency in buildings2Overview of the City of Yokohama

Tokyo

Kanagawa
Prefecture

City of Yokohama
3

Overview of the City of Yokohama

Aoba Ward
Kohoku Ward

Tsuzuki Ward
Tsurumi Ward◆Area: 435 km2◆Population: 3,730,000 people◆Households:
1,670,000 households(as of September 1, 2017)

Midori Ward

Asahi Ward
Kanagawa Ward

Seya Ward
Hodogaya Ward
Nishi Ward
Totsuka Ward
Izumi Ward
Minami WardNaka Ward
Isogo Ward

Konan Ward

Sakae Ward
Kanazawa Ward

(Materials: Urban Master Plan of the City of Yokohama , March 2013)

4

Comparison of the final energy consumption

Breakdown of the final energy consumption (in FY2015)

Transport
31%

Industrial
17%

City of
Yokohama

Transport
23%

Industrial
45%

Nationwide

Final Energy
Consumption (inComeach sector)
169PJ/year
mercial28%
Residential
24%

Half of consumption is in theresidential and commercial sectors
City of Yokohama (in each sector)

Final Energy
Consumption (inResideneach sector)-tial
13,548PJ/year

14%
Commercial
18%

One third of consumption is in theresidential and commercial sectors
Nationwide (in each sector)
Source: FY2015 Energy Demand Report (Preliminary)(Agency for Natural Resources and Energy)

5

(Enforced on April 1, 2017) Regarding large-scale non-residential buildings (Specified buildings: Non-residential buildings that are 2,000
m2 or larger), it is mandatory to comply with the energy efficiency standards and to conduct evaluation certification
at the time of the new construction, etc., and to guarantee this by conducting building confirmation.

2. Mandatory notification for medium- and large-scale buildings(Enforced on April 1, 2017) Regarding medium- and large-scale buildings (Buildings that are 300m2 or larger, with the exception of
specified buildings), it is mandatory to give notification of energy efficiency plans at the time of the new
construction, etc. When the plans do not comply with the energy efficiency standards, the administrative agency
with jurisdiction may give instructions or orders if necessary.

3. Certification of energy efficiency performance improvement plans andException of floor-area ratio regulation (Enforced on April 1, 2016)
 When the plans for new buildings or renovations receive certification from the administrative agency withjurisdiction for their compliance with the certification standards, buildings may receive exception of floor-area ratio
regulations.

4. Labeling of energy consumption performance (Enforced on April 1, 2016) The owners of buildings can indicate the fact that they have received certification from the administrative
agency with jurisdiction for the compliance of their buildings with the energy efficiency standards.

Incentive measures

1. For large-scale non-residential buildings, mandatory compliance withenergy efficiency standards, and mandatory evaluation for compliance

Regulatory measures

Overview of the Act on the Improvement of Energy Consumption
Performance of Buildings (Building Energy Efficiency Act)

6

System and organization following the enforcement of the
Building Energy Efficiency Act in the City of Yokohama
The City of Yokohama increased the number of staff members in charge of mattersrelating to the Building Energy Efficiency Act from four to six. (Added one division
manager and one staff member.)
Building and Environment
Coordination Division

Until March 31, 2017
Energy Conservation Act

Division Manager for Building andEnvironment Coordination (1)Building Projects
Division

From April 1, 2017
Building Energy Efficiency Act

Division Manager for Architectural Projects (1)Division Manager for the Environment (1)[Persons in charge of energy
efficiency]
Section Manager (1)Architectural positions (2),Electrical positions (1)[Persons in charge of long-life
quality housing, and welfare towns]
Section Manager (1)Architectural positions (5)[Persons in charge of city architecture]
Section Manager (1)Architectural positions (4)Added one
Division Manager
And one staff
member[Persons in charge of energy
efficiency]
Section Manager (1)Architectural positions (3),Electrical positions (1)[Persons in charge of long-life
quality housing]
Section Manager (1)Architectural positions (3)[Persons in charge of planning]
Section Managers (2)Architectural positions (6)7Regulation details and energy efficiency standards foreach building scale and application

Building scale

Non-residential

Residential

Large-scale buildings(2,000 m2 or larger)[Specified buildings]
Compliance evaluation*

Notification

Medium-scale buildings(300 m2 or larger, lessthan 2,000 m2)

Notification

Notification

Energy efficiency standards

Primary energy
standards (BEI)

Design primary energy consumption/Standard primaryenergy consumption ≦1.0

Exterior standards
Average outer shell heattransmission coefficient (UA)Average solar heat gain coefficientduring cooling period (ηAC)

Exempt from application

Dwelling unitsUA≦0.87ηAC≦2.8* With regard to buildings in which compliance evaluations are mandatory, in most cases submissions are made together with theconfirmation application to the registered energy efficiency certification institution (Article 15-1 of the Act). Currently, the buildings inwhich the City of Yokohama has implemented compliance evaluations consist only of public buildings where the confirmation application(plan notification) was also submitted to the City.

8

System and results of compliance evaluation work
(As of end of September 2017)
It has been made mandatory for construction clients to, when conducting specified building
activities, submit building energy consumption performance assurance plans (energy efficiency
plans) to the “administrative agency with jurisdiction” or a “registered energy efficiency
certification institution”, and have compliance evaluation conducted to prove that the plans
conform to the energy efficiency standards.
Administrative
agencies withjurisdiction(City, town,
village,prefecturalagencies)

Registeredenergyefficiency
certification
institutions

Complianceevaluation work
Commissioning(Article 15 of the Act)

Registered as of April 1,
2017

Registration(Articles 39 to
42 of the Act)

Minister of Land,
Infrastructure,
Transport andTourism, etc.

(66 institutions)(Within the City of Yokohama: 1 case)
Results as of the end of September 2017

(Within the City of Yokohama: 13 cases)
Construction clients will determine the destination
for submitting applications.

Applications for complianceevaluation

Construction clients[Private buildings]
Almost all of them apply to the registered energy
efficiency certification institutions.
[Public buildings]
Apply to the administrative agency with jurisdiction.

9

Regulation details and energy efficiency standards foreach building scale and application
For buildings that are 300 m2 or larger, with the exception of specified building activities, construction
clients shall give notification of the plans to the “administrative agency with jurisdiction” no less than
21 days before the day that construction will start.

建
物
規
模

Building scale

省
エ
ネ
基
準

Energy efficiency standards

Non-residential

Residential

Large-scale buildings(2,000 m2 or larger)[Specified buildings]
Compliance evaluation*

Notification

Medium-scale buildings(300 m2 or larger, lessthan 2,000 m2)

Notification

Notification

Primary energy
standards (BEI)

Design primary energy consumption/Standard primaryenergy consumption ≤ 1.0

Exterior standards
Average outer shell heattransmission coefficient (UA)Average solar heat gain coefficientduring cooling period (ηAC)

Exempt from application

Dwelling units ≤ 1.0* With regard to buildings in which compliance evaluations are mandatory, in most cases submissions are made together with theconfirmation application to the registered energy efficiency certification institution (Article 15-1 of the Act). Currently, the buildings inwhich the City of Yokohama has implemented compliance evaluations consist only of public buildings where the confirmation application(plan notification) was also submitted to the City.

10

Energy efficiency standards compliance(City of Yokohama)Following the enforcement of the Building Energy Efficiency Act (after April 2017),
the energy efficiency standards compliance rates have improved.
・The compliance rate of housing with a scale of 2,000 m 2 or greater increased from around 50% before the revision tomore than 70% after the revision.
・The compliance rate of buildings with a scale of 300 m 2 or greater and less than 2000 m 2 increased from less than 80%
before the revision to approximately 90% after the revisionImprovement of compliance rates is thought to be attributed also to the fact that, following the enforcementof the Building Energy Efficiency Act, written instructions are given to construction clients who submitted
non-compliant notifications to consider improvement.
Enforcement of Building Energy Efficiency Act

Compliance rate according to building scale and application2017 April to
September

Fiscal year

2014

2015

2016

Number of notifications (with the exception of
mandatory compliance subjects)

933 cases

808 cases

913 cases

370 cases

98%

100%

100%

Mandatory compliance

53%

39%

49%

75%

73%

90%

[Specified buildings] 2,000 m2 or larger(Non-residential)
2,000 m2 or larger (Residential)

300 m2 or larger, less than 2,000 m2(Non-residential and residential)

Compliance rate around 50%
53%

76%

Compliance rate less than 80%

1111Energy efficiency standards compliance(City of Yokohama)[Not for disclosure]◆ Details of non-compliance and building scales and applications in non-compliant notifications◆ All of the non-compliant notifications were for condominiums or complex buildings with condominiums,
and the representative dwelling unit scales of these condominiums was also less than 45m2.
◆ In all the non-compliant notifications, items not compliant with the energy efficiency standards
consisted of the following.
・The building envelope performance of one or more of the dwelling units was non-compliant.
・Residential overall primary energy was both compliant and non-compliant depending on the case.

12Energy efficiency standards compliance(City of Yokohama)[Not for disclosure]◆ Compliance with the energy efficiency standards of representative dwelling units of different
scales in condominiums
There is a tendency towards non-compliance in housing where the dwelling unit area is small,such as single-room apartments.
・Housing in which the representative dwelling unit is less than 40 m2 has a compliance rate ofless than 40%.
・Housing in which the representative dwelling unit is 40 m2 or larger has a compliance rate ofaround 80%.

13

Measures for encouraging “compliance” for cases where
notification is mandatory (City of Yokohama)(1) Provision of guidance (advice) using information desks
・When non-compliant notifications are submitted, the fact that written instructions will be issued isconveyed, and reconsideration is requested.
 There were 5 cases where improvements were made to achieve compliance and notifications were
submitted as a result of the guidance given at information desks.

(2) Issuing of instructions relating to non-compliant cases (Article 19 of the Act)・Using written instructions issued to the construction clients, the submission of reports for the detailsof measures are requested.

 Instructions were issued in 38 cases.
 Reports for the progress of measures were submitted in all the cases.

(3) Implementation of encouragement measures
・Exception of floor ration according to the certification of the energy consumption performance forbuildings (Article 30 of the Act) Two cases of certification (Floor-area ratio exceptions were not received)[The figures show the results between April and September 2017]14

Energy Conservation Act  Building Energy Efficiency Act(Concept of changeover)
From April 1, 2017

Energy Conservation Act

Until March
31, 2017

Mandatory notification when newly
constructing or renovating buildings

Building Energy Efficiency Act
Mandatory compliance of nonresidential portions 2,000 m2 or greaterin scaleType 1 Specified Buildings (2,000 m2 or larger)
Type 2 Specified Buildings (300-2,000 m2)

When there are noticeable insufficiencies,
Type 1: Instructions
 Announcements and orders
Type 2: Recommendations

Mandatory notification when
repairing or remodeling, or
when installing or renovating
facilities

Recommendations:
20 cases issued
during FY2016(Results in the Cityof Yokohama)

Mandatory periodical reporting ofmaintenance condition every 3 years
following the notification of energy
efficiency measures

Mandatory notification for new
construction and renovations
When notifications are noncompliant:
Instructions  Orders

Discontinued

Discontinued

Instructions: 38 cases
issued between Apriland end of
September 2017
(Results in the City of
Yokohama)

15

Instructions given for
non-compliant notifications(City of Yokohama)
Article 19 of the Act(2) [Omitted] ...when the plan pertaining to thisnotification does not conform with the building energy
consumption performance standards and it is found tobe necessary to secure the energy consumption
performance of the building, the administrative agency
with jurisdiction may give instructions to the person
who made the notification to change the Plan
pertaining to the notification or to take othernecessary measures... [Omitted].

Instructions issued according to the stipulations in Article 19-2 of the Act
on the Improvement of Energy Consumption Performance of Buildings

To:
Construction client

Instructions

Reference No. XX[Month] [Day], 2017(3) When persons that received instructions as
stipulated in the preceding Paragraph have not
implemented measures pertaining to the instructions
without valid reasons, the administrative agency withjurisdiction may order the person to implement
measures pertaining to the instructions... [Omitted].

In the City of Yokohama, instructions areissued to the construction clients toreconsider the measures required toachieve compliance (but the City does
not necessarily demand compliance).

3. Details of the instructions
Regarding the non-compliant items (the housing building envelope performance),
investigations should be conducted into the building concerned regarding
measures for achieving compliance with the building energy consumption
performance standards, and the results of the investigation should be reported to
the Mayor by the date described below.

1616Improvement situation relating to instructions for
non-compliant notifications (City of Yokohama)
Report for the details of measures

Construction client name and seal

Description of the results of theconsideration(Explanation of why
improvements could not be
made.)

17

17

Improvement situation relating to the
instructions (City of Yokohama)◆ Instructions issued: 38 cases◆ Reasons why improvements could not be made(1) The project income and expenditures do not balance, due to the increased costs
resulting from realizing compliance.
(Because the plan has been developed over several years, it is difficult to change now)
(2) From a design point of view, it is not possible to affect the room arrangements.
(3) Due to being rental apartments, the facilities and specifications of each room areequally selected.

Promotion of understanding among construction clients regarding the realization ofbuilding energy efficiency(1) Investigations at the project planning stage(2) Investigations at the construction stage into improving the performance without
affecting the room arrangements
Creation of real estate value due to visualization of the energy efficiency
performance(3) Building of mechanisms that link the environmental performance to the creation ofreal estate value(The labeling of the energy efficiency performance in the real estate is insufficient)18

Energy efficiency measures will be made mandatory for all
new housing and buildings in the future By 2020, the compliance of newly constructed housing andbuildings with the energy efficiency standards will be mademandatory in stages.
 Activities will also take place to realize ZEHs.
*ZEH: Net Zero Energy House■ Schedule for mandatory compliance of new housing and buildings with theenergy efficiency standards
Current
Largescale
Mediumscale
Smallscale

2020
Mandatory compliance(Non-residential)

Enhancement of regulatory methods

Mandatory compliance (Residential)
Mandatory compliance

Examination of measures for rationalizing reviews, handling oftraditional construction techniques, etc.

Mandatorycompliance

Realization of ZEHs for standard newly constructed housing*Created referencing the Process Chart relating to Energy Efficiency Measures in Housing and Buildings(Ministry of Land, Infrastructure, Transport and Tourism: January 2015)19

Actions for buildings that are not subject to notification underthe Building Energy Efficiency Act (City of Yokohama)(1) Encouraging compliance with the energy efficiency standards forbuildings that are not subject to notification using other systems
・CASBEE Yokohama, certification of long-life quality housing, certification of lowcarbon buildings(2) Positioning in the Administrative Plan (Mid-term Four-year Plan),and setting of numerical targets
・Promotion of global warming countermeasures for housing and buildings(3) ZEH (Net Zero Energy House) Subsidy System(4) Realization of energy efficiency in existing buildings
・[Public buildings] Implementation of ESCO projects
・[Private housing] Eco-renovation promotion projects for housing(5) Popularization and education
・For technical experts, business persons, end-users, and children

20

Actions for buildings that are not subject to notification underthe Building Energy Efficiency Act (City of Yokohama)◆Encouraging compliance with the energy efficiency standards for buildings that are notsubject to notification using other systems
Building Energy
Efficiency Act
・Energy efficiency
standards
Required
performance(Thermal insulation
performance, primaryenergy consumption)

CASBEE Yokohama

Long-life quality housing

Low-carbon buildings

・Energy efficiency
standards
・Comfortable living andworking environments
・Consideration of natural
disasters
・Regional contributions, etc.

・Energy efficiency
standards (Only for building

・High energy efficiency
standards
・Measures for realizing
low-carbon buildings*The items described above are
self-assessed and notified.

・Certification byauthorities (Buildings smaller
Inducements

than 300m2 are also subjects)

 Special exceptions offloor-area ratios
 Tax reductions andexemptions

・Authentication byauthorities (Free of charge)
・Announcement of results
・Use of labeling inadvertisements

envelope)

・Seismic resistance・Measures to prevent
deterioration
・Maintenance plans
・Dwelling unit area of 75m2
or greater
etc.
・Certification by authorities
 Tax reductions andexemptions(Water-saving, change to woodconstruction, HEMS, etc. )*Limited to urbanized areas

・Certification by authorities
 Special exceptions offloor-area ratios
 Tax reductions andexemptions

Labeling
systeme-MarkBELS

Use of labeling in advertisements

21

Promotion of global warming measures forhousing and buildings
Basic Measure 33
Promotion of energy measures appropriate for anenvironmental FutureCity and low-carbon city planning“Promotion of global warming measures for housing
and buildings”
Index
Out of the newly constructedhousing, percentage of housing
which gives consideration toenergy efficiency*

Current

Target value(FY2013)(End of FY2017)

20%

30%

(FY2013: Approx. 6,000 households/ Approx. 30,000 households)*

No. of condominium households
complying with the energy
efficiency standards from among
those submitting energy
efficiency notifications＋

No. of households
that are certified
as low-carbon
buildings＋

No. of households
that are certified as
long-life quality
housing

No. of households whose construction has newly started

Promotion of CASBEE Yokohama, low-carbon buildings, long-life
quality housing, etc.
22Promotion of global warming measures forhousing and buildings
Proportion of housing that gives consideration to energy efficiency among
newly constructed housing (as of the end of FY2016)
Units: Households
100

Proportion
(%)

2009

2010

2011

2012

2013

2014

2015

2016

Fiscal year

2009

2010

2011

2012

2013

2014

2015

2016

Proportion

10%

23.5%

25.7%

28.0%

19.5%

27.7%

29.6%

29.9%

No. ofconstruction
starts*1

23,49728,12428,98027,54830,89225,03028,28528,933*1: No. of construction starts: the number of households in the City of Yokohama whose construction has newly
started, which is included in the Kanagawa Prefecture construction starts statistics

23

Promotion of global warming measures forhousing and buildings
 Tax reductions due to compliance with the energy
efficiency standards
For newly constructed housing that complies with the energy efficiency
standards, the city planning tax will be reduced by half as in the case of themunicipal real estate tax.

Reduction
rate

Generalhousing

Housing withenergyefficiency
measures

Long-life
quality
housing

Municipal realestate tax

1/2

1/2

1/2

City planning
tax

－

1/2

1/2

3-5 years

3-5 years

5-7 years

Reduction period24Promotion of global warming measures forhousing and buildings
Prevention of heat shock by realizing thermal insulation,
which also improves prevalence rates
Traffic
accidents

Heat shock

4,663 persons

Approximately
17,000 persons◆The annual number of deaths caused by heat shock while taking a bath is estimated to be around
17,000 persons nationwide, which is more than three times the number of deaths due to traffic
accidents.
◆Improving the thermal insulation performance can alleviate changes in temperature, which is also
reputed to have an effect in preventing heat shock.
◆In addition, there are also research results stating that, by changing to houses that have a highthermal insulation performance, the prevalence rates of allergies and heart disease reduced fromapproximately 76% to approximately 44%.
*1: Tokyo Metropolitan Institute of Gerontology “Approximately 17,000 persons died while taking a bath during 2011” (December 18, 2012)*2: From the website of the Japan Center for Climate Change Actions “Improvement in prevalence rates due to improving thermal insulation
25 25
performance” (http://www.jccca.org/)Overview of the ZEH (Net Zero Energy House)subsidy system operated by the stateCore organization

Agency for Natural Resources and Energy,
Ministry of Economy, Trade and Industry

Project name

The Promotion Project for the Introduction of Innovative
Energy-Saving Technology for Houses and Office
Buildings: Grants in Aid,ZEH (Net Zero Energy House) Support ProjectContact organization
for application

Sustainable open Innovation Initiative (SII)

Subsidy amount

Fixed amount of 750,000 yen＋

City of Yokohama
ZEH Subsidy System(Upper limit)

500,000 yen
26

26

Realization of energy efficiency among existingbuildings in the City of Yokohama(1) [Public buildings] Implementation of ESCO Projects
These projects intend to realize energy efficiency and reduce the maintenance and administration
costs through improving equipment in existing facilities while making use of private sector knowhow.
After the construction work, the business operators guarantee and report the proposed energy
savings over a defined period. In response, the city pays compensation.

(2) [Private buildings] Eco-renovation promotion projects for housing(1) Yokohama eco-renovation (energy efficiency renovations) of
housing subsidy system
This system aims to popularize housing which has few temperature
differences inside, which is the basis for housing that is both “energy
efficient” and “healthy”, without rebuilding existing housing.
Cost is partially subsidized for housing owners who implement thermal
insulation work which leads to “securing the housing’s overall thermal
insulation”.
(2) Special courses at Yokohama Eco Renovation Academy
By holding courses at the Academy, which will become a location forstudying eco-renovation, homes and lifestyles which realize the smart use ofenergy will be popularized among citizens, etc.

Distribution of the “Tender Textbook” which summarizes thebasic know-how and actual practices of eco-renovation

27

27

Overview of Eco-Renovation (energy-saving
renovations) subsidy system
Subsidyclassification

General improvement housing

Specified improvement housing

One third of the amount required for the improvement work
including eco-renovations
Subsidyamounts*Amounts less than 1000 yen are omitted.

(Upper limit amount)(Upper limit amount)

400,000 yen

800,000 yen

No. ofsubsidies paid

Approximately 30 casesーRequirements

All of the openings in the
housing shall have thermal
insulation improvement

Cooperation such as by providing energy consumption (electricity and gas)
data and answering questionnaires

28

28Popularization and education◆ Popularization and education from three perspectives① For technical experts and workers…Lecture courses and seminars② For end-users…Housing exhibitions and events[Lecture course for technical experts andworkers (in 2016)][Event for end-users (in 2014)]

29

Popularization and education◆ Popularization and education from three perspectives③ Environmental education…Environmental lecture courses held at schools…”Children’s Adventure”[Environmental education lecture
course held at a school (in 2017)][“Children’s Adventure” (in 2017)]30Issues and actions for realizing energy
efficiency in buildings[Notification subjects under the Building Energy Efficiency Act]

◆Creation of conditions where compliance becomes a matter of course◆Promotion of understanding among construction clients Ex.: Popularization and education, instructions, etc.
◆Building of mechanisms in which the merits of the energy efficiency performance are evaluated in themarket Ex.: Standardization of labeling systems, etc.
◆Provision of guidance using information desks, and improving the capabilities of staff members
required for giving guidance. Enable staff to approach applicants and resolve their issues.
◆Issuing of appropriate instructions, and thorough acceptance of the reports for the details of measures.
[Not subject to notification under the Building Energy
平成２５年度Efficiency Act]
FY2013
No. 住宅戸数（横浜市）
ofdwelling units
平成２５年度
住宅戸数（横浜市）
既存建築物
160◆Newly constructed buildings(City3 of Yokohama)
新築建築物
Utilization and promotion of other systems that employ
tax reductions and exemptions according to compliancewith the energy efficiency standards.
◆Existing buildings
Utilization of popularization and education, and subsidy
systems
Creation of mechanisms that improve asset values byrealizing energy efficiency
 Conducting follow-up activities to designers to expand
the energy efficiency standards mandatory compliancesubjects

New
construction
2%

Existing 98%

Reduction of the energy consumption in the commercial and residential sectors by
improving the building energy consumption performance31