i

Nancy McNabb

http://dx.doi.org/10.6028/NIST.SP.1440

NIST Special Publication 1140

Nancy A. McNabb 

http://dx.doi.org/10.6028/NIST.SP.1140

April 2013

Nancy McNabb

http://dx.doi.org/10.6028/NIST.SP.1140
NIST Special Publication 1140 

Strategies to Achieve Net-Zero Energy 

Homes: A Framework for Future 

Guidelines Workshop Summary 

Report

Nancy A. McNabb

Engineering Laboratory

National Institute of Standards and Technology

http://dx.doi.org/10.6028/NIST.SP.1140

April 2013

U.S. Department of Commerce 

Rebecca Blank, Acting Secretary

National Institute of Standards and Technology 

Patrick D. Gallagher, Under Secretary of Commerce for Standards and Technology and Director 
Certain commercial entities, equipment, or materials may be identified in this

document in order to describe an experimental procedure or concept adequately.

Such identification is not intended to imply recommendation or endorsement by the

National Institute of Standards and Technology, nor is it intended to imply that the

entities, materials, or equipment are necessarily the best available for the purpose. 

National Institute of Standards and Technology Special Publication 1140

Natl. Inst. Stand. Technol. Spec. Publ. 1140, 48 pages (April 2013) 

http://dx.doi.org/10.6028/NIST.SP.1140

CODEN: NSPUE2

- iii -

ACKNOWLEDGMENTS 

Many thanks to all who participated in the workshop on Strategies to Achieve Net-Zero Energy Homes. 

The presentations and discussions that took place at the workshop provided the foundation for this report. 

Special thanks are extended to plenary speakers, listed below, and to the many expert participants, shown 

on the next page. 

Plenary Speakers

Peter DeMarco, International Association of Plumbing and Mechanical Officials

Karen Ehrhardt-Martinez, University of Colorado

Asa Foss, U.S. Green Building Council

David Karmol, International Code Council

Thomas Kenney, National Association of Home Builders Research Center

Tom Liebel, American Institute of Architects

Merle McBride, American Society of Heating, Refrigerating and Air-Conditioning Engineers 

Anthony Quinn, American Society for Testing and Materials

Sam Rashkin, U.S. Department of Energy

Harvey Sachs, American Council for an Energy-Efficiency Economy

Nancy McNabb and members of the Energy and Environment Division within the Engineering 

Laboratory of the National Institute of Standards and Technology (NIST) made significant contributions 

to the planning and execution of the workshop and editing of this report; other technical staff from the 

NIST Engineering Laboratory also contributed. 

Thanks are also due to the Energetics Incorporated team that provided support for workshop planning, 

facilitation, and preparation of the final report. This includes Joan Pellegrino, Melissa Eichner, 

Jordan Blackman, and Janis Tabor.

Hard copies of this report can be obtained by contacting Nancy McNabb at nancy.mcnabb@nist.gov.

Certain commercial entities, equipment, or materials may be identified in this document in order to describe an 

experimental procedure or concept adequately. Such identification is not intended to imply recommendation or 

endorsement by the National Institute of Standards and Technology, nor is it intended to imply that the entities, 

materials, or equipment are necessarily the best available for the purpose.
- iv -

PARTICIPANTS

Balley, Jennifer – American Society of Civil 

Engineers 

Borowiec, Joseph – New York State Energy Research 

and Development Authority 

Bradley, Don – Solar Strategies

Brundage, Jennifer – Analytical Sciences

Davis, Mark – National Institute of Standards and 

Technology 

Davis, Wes – Air Conditioning Contractors of America 

DeMarco, Pete – International Association of 

Plumbing and Mechanical Officials 

Eberhardt, Karen – University of Colorado

Fanney, Hunter – National Institute of Standards and 

Technology

Foss, Asa – U.S. Green Building Council 

Grosshandler, William – National Institute of 

Standards and Technology

Healy, William – National Institute of Standards and 

Technology

Hill, Rosaline – U.S. Department of Commerce

Hill, Terry – TJ Hill & Associates, PHIUS Consultant 

Hourahan, Glenn – Air Conditioning Contractors of 

America

Inks, Jeff – Window and Door Manufacturers 

Association

Janjua, Salim – CSSI, Inc.

Karmol, David – International Code Council

Kenney, Tom – National Association of Home 

Builders Research Center

Larimer, Derek – Moseley Architects

Liebel, Tom – American Institute of Architects 

Liebel, Tom Marks – Thomas Architects

McBride, Merle – Owens Corning

McNabb, Nancy – National Institute of Standards and 

Technology

Meyer, Richard – American Gas Association

Nell, Elizabeth – American Gas Association

Ng, Lisa – National Institute of Standards and 

Technology

Omar, Farhad – National Institute of Standards and 

Technology

Pedrick, Greg – New York State Energy Research and 

Development Authority

Pevsily, Andrew – National Institute of Standards and 

Technology

Rashkin, Sam – U.S. Department of Energy

Read, Douglas – American Society of Heating, 

Refrigerating and Air-Conditioning Engineers 

Rioux, Nathalie – National Institute of Standards and 

Technology

Sachs, Harvey – American Council for an EnergyEfficient Economy

Schmidt, Amy – DOW Building and Construction

Scinta, Robert – U.S. Department of Commerce

Skulley, Sean – Washington Gas

Skye, Harrison – National Institute of Standards and 

Technology

Surrena, Don – National Association of Home 

Builders

Thompson, Morris – U.S. Department of Commerce

Turner, Jim – Association of Public and Land-Grant 

Universities

Ullah, Tania – National Institute of Standards and 

Technology

Updike, Bill – DC Department of the Environment

Vaughn, Ellen – Environmental and Energy Study 

Institute

Walker, Genevieve – U.S. Department of Commerce

Wills, Mark – American Society of Heating, 

Refrigerating and Air-Conditioning Engineers
- v -

Photo Credits (below): 

Microsoft Online

The Net-Zero Energy Residential Test 

Facility under construction at NIST will 

provide a platform to investigate effective 

monitoring techniques through the collection 

of comprehensive, highly accurate 

performance measurements of the energy 

flows within the house.

Photo courtesy of NIST. For more 

information: 

http://www.nist.gov/el/building_environment

/upload/netzerofinal.pdf

Strategies to Achieve Net-Zero Energy Homes: 

A Framework for Future Guidelines

- vi -

TABLE OF CONTENTS

1. Introduction ............................................................................................. 1

A. Overview ........................................................................................1

B. Scope and Objectives ....................................................................2

2. Design Challenges and Tools................................................................. 4

A. Overview ........................................................................................4

B. Key Design Aspects of Net-Zero Homes ........................................4

C. Challenges and Barriers.................................................................6

D. Potential Guidance Elements .........................................................7

3. Technology and Equipment.................................................................. 13

A. Overview ......................................................................................13

B. Key Technology and Equipment Aspects of Future Net-Zero 

Energy Homes .............................................................................14

C. Challenges and Barriers...............................................................15

D. Potential Guidance Elements .......................................................16

4. Homeowner and Building Industry Needs and Behavior ................... 25

A. Overview ......................................................................................25

B. The Human Element of Net-Zero Energy Homes .........................26

C. Challenges and Barriers...............................................................28

D. Potential Guidance Elements .......................................................30

5. Cross-Cutting Considerations.............................................................. 38

Appendix A. Acronyms................................................................................ 41
- vii -

STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

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Strategies to Achieve Net-Zero Energy Homes: 

A Framework for Future Guidelines

- 1 -

1. INTRODUCTION

A. Overview

While many of the basic concepts underpinning net-zero energy (NZE) buildings 

were pioneered in the United States, interest waned when energy prices declined in 

the early 1980s. Now, the Energy Independence and Security Act of 2007 is driving 

design parameters for higher levels of performance for federal buildings by 2030,

and the U.S. Department of Energy (DOE) set a national goal in 2010 to achieve

NZE in 50% of all commercial buildings by 2050. 

DOE projects that the total U.S. primary energy consumption for 2035 will be about 

120 exajoules (or 114 quadrillion British thermal units); residential buildings will 

account for 21%, as shown in Figure 1-1.

1

The Residential Buildings Energy 

Efficiency Meeting sponsored by DOE’s 

Building America Building Technologies 

Program in July 2010 identified the 

successes, challenges, gaps, and barriers in 

the area of residential energy efficiency.2

However, there is still not a clear plan for 

realizing NZE homes while maintaining 

healthy and comfortable indoor 

environments. A NZE residence can 

produce as much energy from renewable 

energy resources as it consumes on an 

annual basis. Single-family homes 

(including manufactured homes) consume 

85% of the energy used by the residential 

sector. While incorporating energy-efficiency attributes in new and existing 

residential buildings will help, achieving net-zero homes will require a change in 

design and operation of building and equipment maintenance.

 1 Energy Information Administration, Annual Energy Outlook with Projections to 2035, DOE/EIA0383 (Washington, DC: U.S. Department of Energy, April 2010). 2 Residential Buildings Energy Efficiency Meeting, Denver, Colorado, July 20–22, 2010. 

http://www1.eere.energy.gov/buildings/building_america/buildings_ee_mtg.html.

Figure 1-1. Projected U.S. Primary Energy 

Consumption, 2035, 114 Quadrillion Btu

Residential 

Buildings

21%

Commercial 

Buildings

21% Industry

29%

Transportation

29%
- v2 -

STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

Unlike many other parts of the world, where regulations are mandated from the top 

down, model building codes and standards development in the United States is a 

grassroots effort, generally requiring consensus from many diverse stakeholders. 

Building code adoption, administration, and enforcement are at the state and local 

levels. Diminishing budgets have hampered the consideration of anything beyond

the essential health and safety mandates. Training and guidance to better inform all 

sectors and levels of stakeholders are necessary to move residential building design, 

construction, and operation to the NZE goal.

Prior efforts in the residential sector have focused on very tight residential buildings 

with large amounts of insulation, passive solar techniques, and reliable ventilation. 

Recently, there has been increased interest in efficiency measures such as increased 

insulation, passive solar techniques and indoor air quality/ventilation control.

Trained architects, builders, and building tradesmen, as well as pathways to 

additional energy efficiency through building operation and maintenance have been 

lacking. The finance, insurance, and surety communities have had limited 

engagement. Voluntary programs, such as utility and green building efforts and 

product and equipment ratings, have raised public awareness and can provide data 

and experience for a more structured whole building approach.

B. Scope and Objectives

The National Institute of Standards and Technology 

(NIST) Measurement Science Roadmap for Net-Zero 

Energy Buildings Workshop Report (NIST TN 1660 

– March 2010) identified a number of broad 

challenges to achieving NZE high-performance green 

building technologies. To further develop that report

and to create a framework for a future guidance 

document on design and construction of NZE homes, 

NIST hosted the Workshop on Strategies to Get to 

Net-Zero Energy Homes on September 14, 2011. The 

workshop was attended by a broad segment of the 

residential building stakeholder community including 

those with interests in architecture and design, 

technology and equipment, real estate, and human 

behavior as it pertains to energy efficiency. A 

number of important topics were considered for achieving NZE in new and existing 

homes, including the potential scope of future guidelines for design, technology, and 

installation; elements needed to assist consumers in evaluating NZE options during

home construction and purchase decisions; and factors of human behavior that will 

influence successful use of guidelines. 

Figure 1-2. Focus Topics

• Design Challenges and Tools: Guidelines to 

integrated overall building performance and tools 

to facilitate the NZE home design and construction 

process, from pre-design through maintenance and 

operation.

• Technology and Equipment: Ways to guide 

selection and installation of the entire range of 

energy-efficient technologies and practices and 

alternative energy systems needed to achieve NZE 

homes (both new and existing construction).

• Owner Needs and Behavior: Ways to incorporate 

socioeconomic and behavioral aspects of 

homeowners and the residential building industry 

into guidelines for NZE homes.
STRATEGIES TO ACHIEVE NET ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

- 3 -

During the workshop, attendees participated in concurrent breakout sessions

centered on the focus topics shown in Figure 1-2. Within each topic, facilitators 

elicited perspectives from participants on several key questions, as follows:

• What are the key characteristics of future NZE homes and the residential 

building community?

• What are the challenges and barriers that impede the design, construction, 

and purchasing of NZE homes?

• What are the potential concepts that could be included in a future guidance 

document for the residential building community to aid in the design and 

construction of NZE homes?

The chapters which follow represent a compilation of responses to the questions 

noted above. In some of the discussions, participants were asked to cast their vote to 

identify some of the most important concepts. The criteria for voting was selection 

of the concepts that could potentially have the most impact on encouraging design 

and construction of NZE homes, and be implemented in the near term. The voting 

exercise resulted in a ranking of ideas into categories of high, medium, and lower 

priority. Some of the most important elements identified for inclusion in a future 

guidance document were subjected to more in-depth discussions in small interactive 

groups. These are highlighted throughout the report in the guidance element 

graphics found in each chapter.

The visionary framework presented here is the result of discussions among the many 

stakeholder groups that were represented. It is intended to aid in developing a set of 

future guidelines for the residential building community and homeowners as they 

design, construct, and operate NZE homes. While we recognize that sustainability 

involves more than energy, we have chosen to limit this report to NZE homes. 
- v4 -

STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

2. DESIGN CHALLENGES 

AND TOOLS

A. Overview 

This topic covers strategies for whole building design and construction practices 

needed to achieve NZE status when building new homes and retrofitting existing 

homes. Rather than focus on subsystems and components, the emphasis is on a more 

integrated view of overall building performance. While considering all phases from 

pre-design to maintenance and operation, it outlines the challenges and tools that can 

contribute to an NZE home design and construction process. This includes the 

planning required for home financing, siting, layout, and seamless integration of 

components into a single system that reduces energy consumption while maintaining 

or improving indoor environmental conditions. Specific activities were identified for

homeowners, designers, builders, building officials, realtors, and others to undertake

in delivering, operating, and maintaining an NZE home project to achieve the 

promised energy-efficient performance.

B. Key Design Aspects of Net-Zero Homes

The potential characteristics of building design for NZE homes are summarized in 

Table 2-1. Choosing a home that has a modest footprint and integrated systems is a 

key to optimizing performance. Scalable and reproducible processes and quality 

construction can ensure design specifications are achieved without sole reliance on 

inspection. Selecting easy to use and maintain materials and systems results in longterm success. Educating homeowners on how to make informed energy decisions 

during the planning process along with implementing easily understood real-time 

feedback during occupancy are other critical features. 
Strategies to Achieve Net-Zero Energy Homes: 

A Framework for Future Guidelines

- 5 -

Table 2-1. Key Aspects for Future Design of NZE Homes

Whole Building Design Approach

High 

Priority

• Homes are right-sized using best practices so they have a modest footprint with a 

minimal energy/carbon footprint.

• All systems are integrated and sized properly, including heating, cooling, ventilation, 

and dehumidification, to optimize the building performance.

• Benefits of climate responsiveness are captured by reclaiming traditional, indigenous 

passive design techniques such as south-side windows that promote day lighting. 

• Quality construction and comprehensive building sciences incorporate flashing, 

sealing, framing, and other techniques to achieve a tight, well-insulated envelope.

Medium 

Priority • Quality is integral to the design so it is independent of inspection.

Lower 

Priority

• Design tools are available to assist with a whole-building approach and system 

integration. 

• Processes for design and construction are scalable and consistently reproducible 

without uniformity; NZE homes can be achieved without an overly prescriptive 

approach (freedom with boundaries, flexible designs). 

• Design and construction processes are implemented collaboratively. 

• Energy load is served by a variety of methods. 

• Renewable energy is available, particularly on-site, and enables self-sufficiency. 

• All performance goals are considered in pre-design planning.

• Innovation improves the design options for NZE homes over time. 

Owner Operation

High 

Priority

• Simple systems are offered that are easy to use and maintain properly.

• Real-time energy metering provides valuable feedback to owners.

Medium 

Priority • NZE homes are disaster-resistant. 

Lower 

Priority

• Performance can be verified post-construction and throughout the home’s lifetime.

• NZE homes are comfortable and affordable, and have low maintenance. First-time 

buyers can build an NZE home. 

Standards and Codes

Medium

Priority • Objective, measureable standards are used to draft codes.

Water and Indoor Environment

Lower 

Priority

• Indoor air quality and indoor environmental quality are improved, and ventilation is 

both natural and mechanical. 

• Water, including rainwater and grey water, is used efficiently and conserved thus 

contributing to a low-energy/carbon home. 

Training

High

Priority

• Architects and builders are trained in NZE; this includes pre-construction building 

science and integration of performance measurement and verification.
- v6 -

STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

C. Challenges and Barriers 

Broad challenges to improved NZE design for residential buildings include lack of 

consistent evaluation and valuation processes among the building community, the 

inability to attract investment to achieve economies of scale, and the lack of 

accessible proven information on how to achieve NZE. Table 2-2 provides a 

complete list of the challenges identified.

Table 2-2. Design Challenges and Tools – Barriers and Challenges

Evaluating and Comparing Energy Performance

High 

Priority

• Lack of consolidated home scores that enable easy evaluation by customers. 

– Multiple metrics so customers can weigh scores based on preferences.

– Too many standards, codes, and guidelines to consider.

– Consumers select by labels even though the result is less than optimal.

Lower 

Priority

• Lack of a standard life cycle cost approach and calculations for materials, energy, 

water, etc. 

Valuation of Homes

High 

Priority

• Lack of a valuation process for the entire real estate transaction process that 

includes energy, i.e., valuation of principal, interest, taxes, insurance and energy 

cost (PITIE) vs. valuation of principal, interest, taxes, and insurance (PITI).

• Continued focus of valuators on initial cost versus life cycle cost.

Technology Selection and Building Options

Medium 

Priority

• Inappropriate oversized heating, ventilation, and air conditioning selections for lowload homes.

• Limited propensity to offer affordable (lower energy) solutions that work (e.g., air 

conditioning is oversold and dehumidification is undersold).

• Lack of sales infrastructure.

• Lack of renewable resources in some locations.

• Industry structure and lack of capitalization hinder development of NZE homes. 

Lower 

Priority

• Market inertia favors older, less-efficient technology and practices.

• Maintaining NZE as do-it-yourself homeowners renovate.

• Lack of open-source interoperable software. 

Standard methodologies are not available for evaluating and comparing energy 

performance in homes. Consumers cannot easily compare the performance of a new 

or existing home to see how it differs with changing patterns of behavior and energy 

use. The traditional home inspection process is not robust enough to verify proper 

installation or construction with regards to improved energy performance.

Valuation of homes does not typically include energy performance even though 

energy costs are often greater than taxes and insurance. Homes are designed, built,

and sold for initial cost, not life cycle costs. There is no widely accepted process 
STRATEGIES TO ACHIEVE NET ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

- 7 -

implemented throughout the entire real estate transaction to enable consumers to

gain the full benefit of purchasing a home with lower maintenance costs. Most 

homeowners are not aware of the energy and carbon footprint of their planned or 

existing home and how to lower it.

Effective selection of technology, building materials, methods of construction, and

siting options to achieve NZE homes is relatively difficult. Mechanical systems in 

buildings are often sized incorrectly, partially due to a lack of technology for lowload homes. Information on how to achieve NZE and the relevant technologies and 

materials of construction is dispersed. There is no sales infrastructure offering 

consistent and reliable solutions. The insufficient number of showcase homes in

existence cannot demonstrate feasibility and cost-effectiveness or create market 

factors to lower costs.

D. Potential Guidance Elements

Some of the most important elements identified for inclusion in a future guidance 

document are summarized below, and described in more detail in Figures 2-1 to 2-4.

Consumer labels for new construction and existing homes: A consistent and 

widely used home scoring system is needed for evaluating planned/preconstruction 

home performance, comparing planned/preconstruction home performance to actual 

performance upon completion, and comparing homes for sale. Such a

labeling/scoring system should include consideration of life cycle costs. Consumers 

could evaluate energy performance and other factors based on their own preferences 

using criteria that are consistently applied across homes. Home scores have the 

potential to encourage builders to sell and construct homes that include investments 

in energy efficiency, durability, and reduced maintenance costs.

Clearinghouse for available design guidelines: Information is available to assist 

with NZE design, but it is dispersed and from varied sources. Existing design 

information should be gathered, evaluated, and organized to make it more accessible

and useful. After establishing a clearinghouse of existing materials, it must be

maintained and reviewed periodically for gaps.

User-friendly design tools: A design tool that is widely accepted and used 

throughout the building community is needed to promote transparent 

communication. The ideal tool would have the capability to evaluate alternate design 

options, materials, and methods of construction to maximize building performance; 

link to relevant construction and safety standards; and be able to satisfy competing 

objectives and customer design expectations.

Valuation standards for energy costs in home financing: The cost of energy 

needed to power and provide heating and cooling comfort as well as acceptable 
- v8 -

STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

indoor air quality (IAQ) contributes to the affordability of a home. These costs must 

be factored into financing a home purchase along with the principal, interest, taxes,

and insurance. Properly valuing energy will create an incentive to improve energy 

performance and increase the value of more efficient homes. 
STRATEGIES TO ACHIEVE NET ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

- 9 -

Figure 2-1. Design Challenges and Tools Guidance Element:

Consumer Labels for New Construction and Existing Homes

Description: 

A scoring system is needed for homes to enable consumers to compare energy, durability, indoor air quality, accessibility, and 

other factors relative to their needs during the purchase of newly constructed and existing homes. This will safeguard customer

expectations and encourage the construction of NZE homes.

Building Delivery Stage: Pre-design and design review (with architect and code official), inspection during construction to 

ensure construction compliance, and post-construction performance testing or commissioning.

Technologies and Home Applications: All aspects of construction, design, etc., coordination and sequencing of 

inspections; involve mortgage lenders in the construction payment schedule.

Challenges and Barriers

• Inability to compare homes based on performance and 

personal preferences using consistent criteria. 

• Builders that measure value according to initial cost rather 

than operational costs.

Goals and Objectives

• Compare actual performance to design plans.

• Improve design process by having a feedback loop.

• Educate consumers and encourage use of home scores 

during purchase. 

• Create incentives to build NZE homes by factoring in a 

consistent valuation of operational costs.

Steps to Develop/Implement Guidance Element

• Develop clear objective metrics and standards for each element to be inspected, including procedures, tolerances, and documentation.

• Develop and agree on a life cycle cost methodology. 

• Get banks and insurance companies involved.

• Train designers, builders, and subcontractors.

• Certify auditors, raters, and code officials.

• Educate and coordinate with mortgage lenders.

• Develop tools on how to improve score during planning and retrofit.

Measures of Success

• Rapid education of consumers and reduced call backs.

• Scored homes have a selling advantage compared to un-scored homes.

Stakeholders and Roles

Rater/auditors: Provide audit services consistently and equitably

Homebuilders/remodelers: Meet and follow the standards; educate 

consumers and implement scored processes

Designers: Educate and design to specified standards

Mortgage/lenders: Coordinate with builders and remodelers; offer better 

rates for higher-scoring homes

Realtors: Educate consumers

Homebuyers/homeowners: Request audits

Existing Resources

Energy Star (U.S. Environmental Protection Agency)

European Union Ecolabels

Certified Green Dealer Program (U.S.)

EcoLogo, conforming to ISO 14024

Global Ecolabelling Network

Carpet Research Institute Green Label Program
- v10 -

STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

Figure 2-2. Design Challenges and Tools Guidance Element:

Clearinghouse for Available Design Guidelines

Description:

A readily accessible clearinghouse of design guidelines for NZE is needed to better inform the building community.

Information is available to assist with NZE design, but it is dispersed and from varied sources. Information needs to be 

gathered, evaluated, and organized to make it accessible, and gaps need to be identified and filled. 

Building Delivery Stage: Pre-design, design.

Technologies and Home Applications: New construction and retrofits.

Challenges and Barriers

• Locating all available information. 

• Assessing quality from varied sources. 

• Organizing resources in a coherent and accessible manner.

• Maintaining quality in step with rapid changes in knowledge 

base.

Goals and Objectives

• Collect, evaluate, and benchmark what is available to 

contribute to NZE homes.

• Maintain and continuously improve resources.

Steps to Develop/Implement Guidance Element

• Locate and compile available information for housing in a central location.

• Determine a way to organize, categorize, and evaluate information.

• Publish and maintain clearinghouse of guidelines.

• Identify gaps in available information and develop plan to address gaps with useful data.

Measures of Success

• Usefulness of tool, as measured by website visits and mobile app downloads.

Stakeholders and Roles

DOE, U.S. Department of Commerce, national laboratories: 

Compile data

Industry/trade groups: Identify good information and guidelines

Private research groups: Fill gaps

Educational programs: Disseminate knowledge

Manufacturers: Use and vet guidelines

Existing Resources

DOE and other national laboratories

Passivhaus and Minergie standards

Energy Star

Private companies (Building Science Corp., Green Building 

Advisor, Home Energy Magazine)

Regional programs
STRATEGIES TO ACHIEVE NET ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

- 11 -

Figure 2-3. Design Challenges and Tools Guidance Element:

User-Friendly Design Tools

Description:

The objective is to develop user-friendly tools for use in NZE home design that will serve as a foundation for use throughout the 

building professions. These tools would have the capability to evaluate various design options to maximize building performance, 

as well as be able to link to standards and meet competing objectives and customer design expectations.

Building Delivery Stage: Pre-design, design, construction, and commissioning.

Technologies and Home Applications: Computer modeling/building information modeling, linkage to standards, easy 

visualization, and second software suite for homeowners.

Challenges and Barriers

• Measurement science is lacking to support critical 

performance –based tools. Many tools exist, but are not

necessarily compatible (interoperable) with each other.

• Getting architects, builders, engineers, and planners to 

agree on tools.

Goals and Objectives

• Develop measurement science to enable validation of 

tools.

• Develop better building information modeling tools with 

details that are transparent to design.

• Establish education throughout professions, including 

schools, internships, and architecture.

Steps to Develop/Implement Guidance Element

• Inventory existing design tools using a set of identified criteria.

• Evaluate tools to determine applicability for the user-friendly design portfolio.

• Conduct the research required to develop robust tools considering the needs of all building professions. 

• Identify and pursue means of educating the building community on the availability, use, and value proposition of these tools.

Measures of Success

• Tools linked to standards are used to design NZE homes.

Stakeholders and Roles

Building Research community

SDOs

Design and construction community

Architects

Engineers

Contractors

Fabricators, equipment vendors

Existing Resources

Natural Sciences and Engineering Research Council of Canada Smart 

Net-Zero Energy Buildings Strategic Network

Whole Building Design Guide, National Institute of Building Sciences

Building Performance Simulation (BPS) tools: HEED, e-Quest, ENERGY-10, 

Vasari, Solar Shoebox, Open Studio Plug-in, Illuminating Engineering SocietySource: Shady G. Attia and André de Herde, “Early Design Simulation 

Tools for Net Zero Energy Buildings: A Comparison of Ten Tools” (lecture, 

Building Simulation 2011 Conference, Sydney, November 14, 2011).
- v12 -

STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

Figure 2-4. Design Challenges and Tools Guidance Element: 

Valuation Standards for Energy Costs in Home Financing

Description:

This strategy would promote the widespread adoption of a home valuation protocol that includes energy and is workable for 

the entire real estate transaction process. This means incorporating energy in the appraisal process, and the valuation of 

principal, interest, taxes, and insurance (PITI) so that it incorporates energy cost considerations to become the valuation of 

principal, interest, taxes, insurance, and energy cost considerations (PITIE).

Building Delivery Stage: Design, orientation, and funding for pre-design, design development, etc.

Technologies and Home Applications: Green mortgages; utility company participation in funding improvements.

Challenges and Barriers

• Complexity of addressing life cycle costs versus initial costs.

• Overcoming current disregard of energy in home valuation.

• Effectively educating the financial community about energy

valuation.

Goals and Objectives

• Create an effective mechanism for value analysis of 

home energy consumption.

• Ensure that energy valuation is a routine part of 

financing a home purchase, including the appraisal 

process. 

Steps to Develop/Implement Guidance Element

• Develop science-based, reliable and robust LCC models

• Work with the financing, insurance, and real estate communities to identify the best ways to incorporate energy into the 

valuation process for new and existing homes.

• Develop valuation models and vet with the building, insurance, and finance communities.

• Establish a standardized method for home evaluation that can be used nationally.

• Encourage widespread use of energy valuation through various mechanisms.

Measures of Success

• Cost of building (mortgage) and utilities for NZE homes is equal to or less than traditional projects.

Stakeholders and Roles

Buyers: Understand, trust, and use home valuation concepts

Lenders: Vet and incorporate energy valuation in lending practices

Realtors: Vet and market energy valuation as part of home purchases

Appraisers: Include energy valuation in appraisals

Designers: Consider energy value in home designs

Builders: Select energy-efficient options as part of home construction 

and appeal

Existing Resources

Little information currently exists and new methods will need to 

be developed.
STRATEGIES TO ACHIEVE NET ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

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3. TECHNOLOGY AND 

EQUIPMENT

A. Overview 

This topic encompasses strategies for the entire range of best practices, energyefficient technologies, and alternative energy systems needed to achieve both new 

and existing construction of NZE homes. Building envelope technologies under 

consideration could include improved construction and inspection techniques to 

achieve more efficient walls, foundations and roofs, high-performance windows and 

doors; day-lighting while minimizing cooling loads; and architectural coatings that 

scatter and reflect ultraviolet, visible, and near-infrared radiation to reduce solar 

gain, or that minimize unwanted heat loss. Building system components such as 

heating, ventilation, and air conditioning (HVAC); lighting; and appliances all make 

a significant contribution to overall building energy use. Intelligent buildings, which 

apply a range of integrated, microprocessor-based measurement and control 

technologies to improve the home environment and functionality for occupants, can 

help to reduce energy load. 

Some NZE concepts (e.g., tighter building envelopes) could potentially impact 

indoor air quality (IAQ). IAQ control technologies, such as heat recovery 

ventilation, novel ventilation concepts, and approaches to reducing outdoor air 

requirements, will support net-zero homes by ensuring that indoor environmental 

conditions are maintained and potentially improved. 

Alternative energy systems can be used to produce electricity and thermal energy at 

the building’s site, eliminating electrical transmission and distribution losses and 

lowering peak demand. These include solar (e.g., photovoltaics, including buildingintegrated, and both active and passive solar thermal technologies), wind (e.g., wallor roof-integrated, stand-alone), geothermal, on-site hydropower, fuel cells, and 

combined heat and power systems, as well as building integration of these systems.
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STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

B. Key Technology and Equipment Aspects of Future 

Net-Zero Energy Homes

The aspects of technology and equipment that were identified as important for future 

NZE homes are summarized in Table 3-1. These considerations are not all-inclusive, 

but represent areas where guidelines could facilitate technology selection and use. 

Table 3-1. Technology and Equipment Aspects of Future NZE Homes

Building Envelope

High 

Priority

• Maximizing the benefits of day-lighting and efficient light technologies will be important 

aspects of future NZE homes to reduce lighting needs.

• Various materials, assemblies, and technologies (e.g., cool roofs, encapsulated 

attics/basements, insulation exterior to framing) will minimize envelope loads (conduction, 

solar, infiltration, and moisture).

Medium 

Priority • Triple-pane windows with ratings of R-7 and above will be employed. 

Intelligent Home Operation

High 

Priority

• Automation and advanced controls will minimize electricity use for plug and process loads 

(smart lights, appliances, etc.); lighting, comfort, and electronics are installed to respond

independently to occupants; appliances and HVAC are completely integrated; fault 

detection diagnostics are employed; and all systems work seamlessly with the smart grid. 

Lower 

Priority

• Feedback to occupants on energy management performance is possible through monitoring 

and display systems (e.g., electricity, water). 

• Maintaining a reasonable or allowable energy budget is part of the NZE home operation. 

HVAC

High

Priority

• High-efficiency, affordable systems will be readily available (HVAC/air distribution systems 

to recover heat from air and water, hot water systems); comfort conditioning and hot water 

generation are integrated and all distributed within the conditioned space. 

• Right-sized equipment (e.g., smaller, more efficient) will match the lower sensible and latent 

heat loads characteristic of NZE homes; demand will drive new and better technologies. 

Medium

Priority

• Control of airborne contaminant sources (e.g., from construction materials, furnishings, and 

appliances) will be used to maintain IAQ in NZE homes with tighter envelopes. 

• Improved outdoor air ventilation systems will be designed to adequately support the NZE 

home, and not necessarily need to be integrated with the space conditioning system.

Landscaping, Pools, and Other Site Considerations

High

Priority

• Site selection for NZE homes should incorporate best practices for landscaping, smart 

irrigation, natural day-lighting, passive designs, and gray-water systems. 

Lower 

Priority

• Swimming pool technologies should employ energy-saving practices, such as pool covers, 

high-efficiency heaters and filters, and lower use of chemicals.

On-Site Energy Generation and Storage

Medium

Priority

• Homes will utilize properly sized, on-site renewable/alternative energy to generate power 

and heat, such as solar photovoltaics, solar thermal (water/whole home), fuel cells, microturbines for cogeneration, etc.; these will potentially have energy storage capacity and 

communicate with the smart grid to optimize pricing and meet critical electrical loads. 
STRATEGIES TO ACHIEVE NET ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

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C. Challenges and Barriers

A number of challenges and barriers were identified that could impede the 

installation and efficient use of technology and equipment in NZE homes (see Table 

3-2). 

Table 3-2. Technology and Equipment – Barriers and Challenges

Risk Factors

High 

Priority

• Aversion to change (builders, trades, contractors).

– Fear of unnecessary risk, product/system failure, unintended consequences, 

and other liabilities.

– Worker training expenses for new concepts.

– Aversion to being the first to introduce new/unproven technology.

• Lack of metrics and ways to measure and communicate the financial benefits of NZE 

homes and related technology and equipment (cost-benefit, payback).

Medium 

Priority

• Lack of good financing mechanisms (Property Assessed Clean Energy, on-bill) and 

an appraisal system that incorporates the value of NZE components for home 

resale).

• Lack of affordable NZE building products and systems (materials, labor).

• Lack of large-scale technology demonstrations that prove performance and value is 

of importance to all NZE stakeholders (manufacturers, designers, builders, and 

homeowners). 

• Increased complexity of NZE (unknown interactions; lack of integrated approaches 

for design, specification, and building).

Lower 

Priority

• Unproven reliability and maintenance requirements.

• Cost and complexity of upgrading existing/legacy systems with new technology.

• Understanding total energy resource consumption (site versus source).

• Lack of metrics/methods for proving performance in operation, or guidelines for how 

to cost-effectively apply fixes when performance is not achieved.

Externalities

High 

Priority

• Low cost of energy.

• Diversity and inconsistency of energy policies impacting NZE technologies.

– No national electric interconnect law, more than 100 net metering tariffs.

– Lack of consistency in rules among local, county, and municipal governments;

homeowner associations; condominium boards; and other entities.

Medium 

Priority

• Understanding/accommodating occupant behavior (e.g., operating and maintaining 

the home equipment) and finding ways to automate systems so that occupant 

intervention does not limit or lower energy efficiency.

Standardization

High 

Priority

• Inadequate or non-uniform definitions of what constitutes NZE—good definitions 

drive equipment solutions.

Medium 

Priority

• Lack of guidelines, standards, and codes for design/installation/operation of some 

on-site home power generators (fuel cells, solar, micro-turbines, wind, and 

geothermal).
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STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

Risk factors include those related to the adoption of unfamiliar technology; limited 

ways to measure the performance and benefits of technology; a lack of integration of 

NZE concepts into current financing mechanisms; and cost (both initial and 

operating costs). Risk aversion or a reluctance to change was identified as one of the 

most important barriers because it translates into reluctance on the part of builders to 

incorporate new technologies with unfamiliar performance histories. The lack of 

performance metrics is another critical barrier, as it is difficult to communicate 

usability, reliability, financial, and other benefits of NZE homes to consumers and 

the construction and finance communities.

Externalities that exert influence outside the domain of the home design and 

building industry can also create impediments. Diversity and inconsistency in energy 

policies at the federal, state, or local levels creates uncertainty about investment 

decisions that involve energy efficiency or on-site electricity generation. For 

example, in some states, the lack of an electricity interconnect law at the national 

level inhibits the ability of homeowners to return excess electricity generated on-site 

back to the local grid. Such laws are currently promulgated at the local level and are 

inconsistent across states (some encourage, some discourage home interconnection). 

The low cost of energy, or volatilities in energy costs, can also discourage building 

developers, designers, and owners from seeking out technologies solely for their 

energy-efficient attributes (i.e., the returns are uncertain).

Standardization of what constitutes an NZE home (including technology and 

equipment performance) is currently lacking, with many different definitions in use

(e.g., high performance versus high energy efficiency). Non-uniform definitions for 

NZE can inhibit the marketing of design and equipment solutions for NZE homes 

and make it difficult for consumers to determine the quality of the NZE home.

Consensus on a standard definition for NZE would provide both builders and 

consumers with a specified context for NZE performance, benefits, operation, and 

maintenance.

D. Potential Guidance Elements

Some of the most important elements identified for inclusion in a future guidance 

document are summarized below and described in more detail in Figures 3.1 through 

3.6.

Guidelines for HVAC Equipment for NZE Home Applications: Drastic load 

reductions are possible in NZE homes. Equipment offerings will be needed to meet 

applications that are below 7.0 kilowatts (or 2.0 tons) for cooling and below 42 

million kilojoules (or 40 million Btu) for heating. Original equipment manufacturers 

(OEMs) will need guidance regarding sensible/latent capacities, as well as 

appropriate conditions (e.g., high cubic meters per minute, but low thermal capacity 

units). In some cases, standards are available but contractors neglect to adhere to
STRATEGIES TO ACHIEVE NET ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

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these, often using older rules of thumb resulting in oversized HVAC systems and 

less-efficient homes. From the contractor’s perspective, the risk in not over-sizing is 

the increased possibility of callbacks for insufficient capacity. Extended engineering 

data for new, smaller systems are needed in order to factor impacts of variable 

climate regions. Differences with existing American Society of Heating, 

Refrigerating and Air-Conditioning Engineers (ASHRAE) methods of testing and 

Air-Conditioning, Heating, and Refrigeration Institute (AHRI) performance ratings 

will also need to be identified and resolved.

Automation and Control of Home Components: Guidelines are needed to establish 

automation and controls of home components such as lighting, appliances, plug 

loads, on-site generation, power, and heating. Such guidelines could facilitate the 

use of automation and controls as an integral strategy for reducing power usage 

throughout the home. Technology applications could include sensors, 

communications (e.g., wireless, landlines, Ethernet), energy management controls,

and interaction of homes with the smart grid. Guidelines could be tailored to the 

interoperability opportunities between all of the relevant components. Existing 

standards could be adapted, such as the Smart Energy Profile 2.0, by the ZigBee 

Alliance, and the ASHRAE/ National Electrical Manufacturers Association (NEMA) 

Standard 201—Facility Smart Grid Information Model for management of electrical 

loads.

Guides to Aid in Maximizing Day-lighting: Simpler, better guidance is needed to 

encourage the effective use of day-lighting as a common component of NZE homes. 

Guidelines should consider climate, site, building orientation, visual transmittance of 

glazing/fenestration assembly, lot development, design, community context, layout 

(i.e., orientation of streets), and other building code requirements (e.g., egress, 

impact resistance, etc.). There is a need for studies that may show the secondary 

benefits of natural lighting, such as increased worker efficiency. Simple guidance for 

day-lighting design could foster greater use of this technique. Barriers include a

limited understanding of lighting and heating characteristics of lights and windows,

as well as a lack of models available for residential lighting applications.

Control of IAQ: The tighter construction of NZE homes requires better ventilation 

because elimination of contaminants by air infiltration is reduced. Guidelines are 

thus needed to ensure that IAQ is not compromised by NZE building construction 

and technology. Guidelines should address IAQ control within the unique context 

and environment of NZE building design. Factors to be considered include 

geography and weather/climate; outdoor air quality; existing and new occupant 

expectations; occupant activities; and occupant characteristics (e.g., age, percent of 

time in home, pre-existing health conditions, etc.). Control of IAQ can be achieved 

by limiting emissions, and better filtering, cleaning, and ventilation systems. Today,

building construction materials are regulated for volatile organic compound 

emissions, but furniture, paints, and glues used within the home and building 

assemblies are often not. These can emit formaldehyde, benzene, and other harmful 
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STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

chemicals, which could be a problem for very tight homes that have reduced 

infiltration.

Guidelines for Building Envelope Load Control: Guidelines are needed for control 

of envelope loads, including solar, conduction, convection, moisture, air, and 

infiltration. This will require additional research or synthesis of existing research 

into best practices. While significant information is available in many different 

forms, a simpler, reliable document is needed to increase usability and facilitate 

greater use. Guidelines are also needed for commissioning and inspection. Factors 

that should be considered include full life cycle analysis (LCA), durability, building 

materials, construction and inspection schedules, aesthetics, historic characteristics 

of the surrounding community, and unfamiliarity of new technologies (e.g., new 

roofing and insulation materials). There is also a need to better understand the 

potential unintended consequences of high-performance buildings (e.g., structural 

deterioration, corrosion, mold, moisture in walls because of air tightness, etc.) when 

the systems are not integrated or appropriate construction/installation practices are 

not followed.

Guidance for Measuring System Performance in NZE Homes: Procedures are 

needed for measuring the in situ performance of original equipment and to 

determine rated efficiency in laboratory-controlled environments. Determining the 

performance of the system as-installed is currently not possible, as laboratory-type 

environmentally controlled testing is not available. For example, performance 

testing to determine how equipment performs at certain standard inside/outside 

temperature conditions (19.4°

C or 67oF outside, 26.7°C or 80oF inside) does not

necessarily reflect actual performance. The same equipment tested at highertemperature operating conditions could actually result in a reduced Seasonal Energy 

Efficiency Rating (SEER) score. The return air in tighter homes also needs to be 

closer to 23.9°

C (75°F) rather than 26.7°C (80°F), so standard rating systems may not 

be adequate. Guidance is needed to ensure that there are ways to determine if the 

specified field energy performance is being maintained. While numerous field 

studies have been conducted, many lack rigor and subsequently do not extend well 

to multiple application conditions. OEMs will need instructions for how to properly 

install and conduct performance testing of HVAC components, including guidance 

for equipment modifications for different climate zones. For example, a SEER 16 air 

conditioner would be well-suited for Miami but may not be necessary in 

Minneapolis.
STRATEGIES TO ACHIEVE NET ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

- 19 -

Figure 3-1.Technology and Equipment Priority Guidance Element:

Guidelines for HVAC Equipment for NZE Home Applications

Description:

With the drastic load reductions possible in NZE homes, equipment offerings are needed to meet applications that are below 7.0 

kilowatts (or 2.0 tons) for cooling and below 42 million kilojoules (or 40 million Btu) for heating. OEMs will need guidance 

regarding sensible/latent capacities, as well as appropriate conditions. Extended engineering data will be needed to be able to 

factor in the impacts of variable climate regions. There is also a need to identify and resolve differences with existing ASHRAE 

methods of testing and AHRI performance ratings. 

Building Delivery Stage: Primarily design stage.

Technologies and Home Applications: Full range of HVAC equipment to match loads at actual design conditions.

Challenges and Barriers

• Limited/nonexistent smaller-size HVAC equipment.

• Industry reluctance on redefining Methods of Tests (MOTS)

and performance testing ratings.

• Non-uniform applications of building requirements by field 

practitioners (and NZE will add new requirements).

• Potential for code enforcement to lag significantly. 

Goals and Objectives

• Identify appropriate design conditions for NZE applications.

• Identify a latent/sensible heat ratio approach for NZE 

applications.

• Provide OEM-specific performance ratings for design 

conditions and extended engineering data.

Steps to Develop/Implement Guidance Element

• Create a stakeholder group to review/assess NZE home application needs and develop guidelines for needed equipment 

offerings (e.g., operating conditions, humidity control, equipment sizing).

• Identify similar, existing, or overlapping guidelines and standards.

• Make recommendations for subsequent review, testing, and/or modeling.

• OEMs produce and make available equipment that is consistent with recommendations for NZE homes.

• OEMs make extended engineering and application data available to field practitioners, code officials, and others as needed.

Measures of Success

• Range of equipment becomes widely available.

Stakeholders and Roles

ASHRAE: Develop methods of testing, to scope the performance envelope

AHRI/DOE: Create appropriate rating conditions

Air Conditioning Contractors of America (ACCA)/ASHRAE: Sizing, 

application, and installation instructions

OEMs: Identify rating conditions, make equipment available, publish 

performance data

Design firms/builders/contractors/code bodies: Recognize/use new 

equipment and data

Existing Resources

ASHRAE: Standards related to comfort, indoor air quality, and energy 

efficiency

ICC: Codes related to energy efficiency

DOE, NIST, AHRI, others: Energy performance ratings

ACCA: Standards on load calculations, sizing, and equipment selection

American Gas Association/Consortium for Energy Efficiency/Edison 

Electric Institute, Gas Technology Institute, Electric Power Research 

Institute Energy Solution Center: Input to process as interested parties
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STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

Figure 3-2. Technology and Equipment Priority Guidance Element:

Automation and Control of Home Components

Description:

Guidelines are needed to establish automation and controls of home components such as lighting, appliances, plug loads, and 

on-site generation and power and heat. Guidelines can be tailored to the unique interoperability opportunities between relevant 

components.

Building Delivery Stage: Portions of the guidelines will be utilized during each stage of delivery.

Technologies and Home Applications: Sensors, communications (e.g., wireless, landlines, Ethernet), energy 

management, interoperability of various technologies in use, interaction of homes with smart grid.

Challenges and Barriers

• Lack of interoperability and limited availability of technology.

• Compatibility with and replacement of legacy systems.

• Ensuring consumers understand/use automated settings.

• Insufficient workforce with limited knowledge of home 

automation.

• Providing feedback to homeowners.

• Maintaining cyber security. 

Goals and Objectives

• Provide a prioritized list for the levels of automation 

needed within the NZE home.

• Provide sufficient guidance to foster installation and use 

of automated components.

Steps to Develop/Implement Guidance Element

• Conduct a thorough review of existing guidelines and resources currently available for automation.

• Identify parameters and specifications for differentiating the levels of interoperability and automation (e.g., the hot water 

heater does not need to “talk” to the refrigerator, but it does need to “talk” to the dishwasher and washing machine).

• Vet guidelines with vendors and designers.

• Test guidelines with builders and provide commissioning guidelines.

• Utilize existing and emerging technologies (e.g., wireless and mobile communication devices).

Measures of Success

• Widespread adoption of home automation within NZE homes. 

Stakeholders and Roles

Standards organizations: Contribute to guideline development

Equipment manufacturers: Contribute to guideline development and provide 

capabilities within products. 

Automation and control service providers: Installation, maintenance, 

technical support, and information for guidelines

Government: Contribute to guideline development

Builders and system designers: Contribute to guideline development

Consumers: Adopt new technologies, use according to guidelines

Existing Resources

ASHRAE: SPC 201P – Building Information Model

Continental Automated Building Association

Institute of Electrical and Electronics Engineers: Standards for time 

delay

DOE/Federal Energy Management Program: Existing guidelines

Smart Energy Profile 2.0: Protocol/information modeling

Smart Grid Interoperability Panel 

NIST: Existing standards
STRATEGIES TO ACHIEVE NET ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

- 21 -

Figure 3-3. Technology and Equipment Priority Guidance Element:

Guides to Aid in Maximizing Daylighting

Description:

Guidance is needed to aid in the effective use of daylighting as a common component of NZE homes. Guidelines should consider 

factors of climate, site, building orientation, visual transmittance of glazing/fenestration assembly, lot development, community 

context, design, and layout (i.e., orientation of streets), as well as other building code requirements (e.g., egress, impact 

resistance).

Building Delivery Stage: Primarily pre-design and design stages.

Technologies and Home Applications: Passive solar designs, artificial lighting, and heating and cooling via daylighting.

Challenges and Barriers

• Lack of understanding of daylighting’s benefits.

• Prescriptive limitations on allowable glazing area (window-towall ratio).

Goals and Objectives

• Reduce heating, cooling, and artificial lighting loads and 

use.

• Enhance indoor environmental quality.

• Successful use of daylighting widely demonstrated.

Steps to Develop/Implement Guidance Element

• Conduct a literature search of existing guidelines and resources.

• Identify all daylighting benefits beyond reduction in energy use.

• Engage the fenestration and lighting industries, designers, and builders to define needs and topics to be covered in guidelines.

• Vet guidelines with appropriate stakeholders.

• Provide illustrative examples of best practices.

Measures of Success

• Daylighting for benefits beyond energy reduction becomes accepted practice or option at pre-design and design stages.

Stakeholders and Roles

Architectures and designers: Input to guidelines

Fenestration industries: Input to guidelines

Lighting/electrical manufacturers: Input and vetting of guidelines, 

installation of equipment

Passive solar design professionals: Input to guidelines and design 

process

Builders: Vetting and use of guidelines

Existing Resources

National Electrical Manufacturers Association: Guidelines and specifications

Illuminating Engineering Society: Writes the standards for electricity 

use outside and inside the structure

National Fire Protection Association: Writes the National Electrical 

Code, the standard for electrical use inside the structure

Passive Solar Industries Council: Guidelines and specifications

Illuminating Engineering Society: Standards for electricity use inside/outside

the structure. 
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STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

Figure 3-4. Technology and Equipment Priority Guidance Element:

Control of IAQ

Description:

Guidelines are needed to ensure that IAQ is not compromised by NZE building design and technology. These guidelines should 

address IAQ control while considering the unique aspects of NZE buildings. Factors to be considered include geography and 

weather/climate; outdoor air quality; existing and new occupant expectations; occupant activities; and occupant characteristics 

(e.g., age, percent of time in home, pre-existing health conditions, etc.).

Building Delivery Stage: All stages.

Technologies and Home Applications: Envelope tightness, ventilation systems, materials and furnishings, filtration 

and air cleaning, moisture management (envelope, cooling exhaust), and occupant activities.

Challenges and Barriers

• Lack of methods for ensuring IAQ is maintained in NZE 

buildings.

• Balancing IAQ with energy drivers for varying occupant 

expectations. 

• Difficulty quantifying health and comfort benefits.

Goals and Objectives

• Maintain (if not improve) IAQ performance in an energyefficient manner.

• Provide for the health and comfort of the occupants while 

maintaining a balance with NZE technologies and design.

Steps to Develop/Implement Guidance Element

• Identify existing documents, standards, and studies/reports that will help to define the scope of the guidelines, specifically 

pertaining to NZE buildings.

• Engage stakeholders in the guideline development process.

• Define guidance scope and process for development.

• Develop, review, and approve guidelines for dissemination; determine an effective process/mechanism for publication, raising 

awareness, and fostering use of guidelines.

• Evaluate impacts and identify gaps for additional efforts.

Measures of Success

• Adoption of the guidelines resulting in NZE homes with sufficient or improved IAQ.

Stakeholders and Roles

ASHRAE: Contribute to guidelines

Federal agencies (EPA, HUD, Department of Construction Services, U.S. Department of 

Commerce, DOE, Consumer Product Safety Commission): Contribute to and vet 

guidelines

Industry groups (e.g., paint and adhesive manufacturers, etc.): Contribute to and vet 

guidelines

Trade groups (U.S. Green Building Council, National Association of Home Builders, 

American Institute of Architects, AHRI, NAFA, ACCA): Contribute to and vet guidelines; 

incorporate in design processes

Code bodies: Contribute to and vet guidelines

Existing Resources

ASHRAE 62.2 Requirements

EPA: Indoor Air Plans 

Emissions Standards: Green Seal, State of California, Carpet and Rug Institute

U.S. Green Building Council: Leadership in Energy and Environmental Design for 

Homes

National Association of Home Builders: Standards
STRATEGIES TO ACHIEVE NET ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

- 23 -

Figure 3-5. Technology and Equipment Priority Guidance Element:

Guidelines for Building Envelope Load Control

Description:

Guidelines are needed to address envelope loads, including solar, conduction, convection, moisture, and infiltration. This will require 

additional research to synthesize existing research into best practices. Guidelines are also needed for commissioning and 

inspection. Factors that should be considered include full life cycle analysis (LCA), durability, building materials, construction and 

inspection schedules, aesthetics, historic characteristics of the surrounding community, and unfamiliarity of new technologies (e.g., 

new roofing and insulation materials).

Building Delivery Stage: All stages, but especially construction and commissioning, where gaps exist.

Technologies and Home Applications: Insulation, house wrap/moisture/air barriers, windows, siding, drainage plain, 

orientation, air sealing, cool/green roofs, foundation insulation/water proofing, conditioned/unconditioned interfaces.

Challenges and Barriers

• Variability in the quality of construction (i.e., if done poorly, the 

entire system could fail).

• Tradeoffs with daylighting and energy efficiency.

• Higher costs of technology (e.g., spray foam insulation).

• Misconceptions about tight buildings (e.g., mold issues).

Goals and Objectives

• Reduce loads while accounting for cost benefit or LCA.

• Avoid side effects, for example, air/moisture infiltration.

• Inspect at rough in to fix problems early in construction 

stages.

Steps to Develop/Implement Guidance Element

• Collect and assess existing building envelope guidance (e.g., DOE Better Buildings, others).

• Engage stakeholders in the guideline development process; define the scope of guidelines.

• Draft, review, and approve guidelines.

• Pursue market transformation to promote use of guidelines.

• Evaluate impacts of use, assess lessons learned, and continue to update codes and standards to maximize envelope efficiencies.

Measures of Success

• Envelope efficiencies that reduce HVAC loads to maximum cost effective capacity.

Stakeholders and Roles

ASHRAE/American Society for Testing and Materials: Contribute to guidelines

Federal agencies and laboratories (EPA, HUD, DOE, U.S. Department of Commerce, 

Lawrence Berkeley National Laboratory, Oak Ridge National Laboratory, National 

Renewable Energy Laboratory, Pacific Northwest National Laboratory): Provide 

information and research to support guideline development

Industry (air conditioning contractors, manufacturers of windows/doors, insulations, etc.): 

Contribute to and vet guidelines

Trade groups and Code Bodies (North American Insulation Manufacturers Association, 

U.S. Green Building Council, International Code Council, National Association of Home 

Builders, American Concrete Institute, American Institute of Architects, Building 

Performance Institute, Home Energy Rating System): Contribute to and vet guidelines

Existing Resources

ICC: International Energy Conservation CodeTM (IECC)

ASHRAE: 90.2 requirements

DOE: Building America, Better Buildings

U.S. Green Building Council: Leadership in Energy and Environmental Design 

for Homes

National Association of Home Builders: Green Home Guide

American Society for Testing and Materials: Standards

Building Performance Institute, Home Energy Rating System, Residential 

Energy Services Network
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STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

Figure 3-6. Technology and Equipment Priority Guidance Element:

Guidance for Measuring System Performance in Net-Zero Energy Homes 

Description:

Procedures are needed for measuring the in situ performance of original equipment and to determine rate “box” efficiency in 

laboratory-controlled environments. It is difficult to confirm whether performance is being maintained in field applications due to 

the lack of performance measurements under laboratory-controlled conditions. Guidance is needed to ensure that there are ways 

to determine if performance is being maintained. There have been numerous field studies conducted that lack rigor, and 

subsequently do not extend well to other application conditions.

Building Delivery Stage: Primarily commissioning and operation.

Technologies and Home Applications: New metrics, new measurement devices accurate enough to determine 

energy flows relevant to NZE homes.

Challenges and Barriers

• Difficulty comparing and contrasting performance when field 

conditions rarely match the design/rating conditions.

• Lack of methods and tools for measuring performance of NZE 

homes during commissioning and operation stages.

Goals and Objectives

• All homeowners review “as installed” performance and 

understands what is expected for an NZE home.

• Ongoing maintenance adequately minimizes performance 

degradation.

Steps to Develop/Implement Guidance Element

• Assess relevant current literature (little is available).

• Engage stakeholders to develop the scope and requirements for procedures and guidelines.

• Draft, review, and approve guidelines.

• Pursue market transformation to promote use of guidelines.

• Evaluate impacts of use and assess lessons learned.

Measures of Success

• Procedures that are accurate, repeatable, and cost-effective become available.

Stakeholders and Roles

ASHRAE, AHRI: Contribute to guidelines

OEMs: Contribute and vet guidelines 

Trade/other groups (National Association of Home Builders, Building 

Performance Institute, Residential Energy Services Network): Contribute to 

and vet guidelines

Energy advocates (American Council for an Energy-Efficient Economy, 

Consortium for Energy Efficiency): Market transformation 

Existing Resources

Building Performance Institute

Residential Energy Services Network
Strategies to Achieve Net-Zero Energy Homes: 

A Framework for Future Guidelines

- 25 -

4. HOMEOWNER AND 

BUILDING INDUSTRY 

NEEDS AND BEHAVIOR

A. Overview

This topic encompasses strategies for addressing the needs and behavioral patterns 

of the residential building industry as well as homeowners as they pertain to energy 

efficiency. Gaining greater insight into social, cultural, psychological, and economic 

influences can help identify ways to motivate better energy behaviors and decision

making. In theory, advanced technologies combined with best practices afford great 

potential for improving energy efficiency, but, in practice, realizing this potential 

has proven difficult. Making significant, measurable progress requires large numbers 

of individuals to act—and each person’s actions are affected by many factors. 

Strategies to encourage energy-efficient choices are further complicated by a limited 

understanding of some of the human dimensions of individual decision making and 

action-taking. The same is true for communities of individuals working together,

such as in the building industry. Theory states that when given the choice to invest 

in a product that is more energy efficient (and has low risk), a consumer is likely to 

adopt the technology. In reality, the actions of individuals often do not follow this 

rational economic model. 

A framework for the design and construction of NZE homes will require the 

incorporation of elements that influence and motivate smart energy decisions and 

behaviors. Research on energy and behavior in the home has revealed a number of 

trends, including the following: 

• Residential energy use results from basic home infrastructure (the 

characteristics of buildings and equipment) multiplied by the elements of 

end-use (e.g., indoor temperature, the frequency and intensity of appliance 

operation). 
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STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

• Behaviors that affect efficiency can produce savings that are greater and last 

longer because they are embedded in the infrastructure. 

• Efficiency improvements sometimes save less energy than possible because 

of “rebound” effects. These occur when people use the money saved to 

improve well-being in ways that may be energy intensive (e.g., increasing 

comfort levels, more appliances/electronics). 

• Energy-efficiency savings are attractive because people do not usually 

associate them with a sacrifice of well-being. 

Drawing from this research and lessons learned by experienced practitioners 

relevant to consumer behavior, a number of areas were identified for which 

guidelines could be developed to influence the behavior of designers, builders and 

homeowners targeted toward NZE homes.

B. The Human Element of Net-Zero Energy Homes

Future homes will need to take into account human behavior and needs during the 

design, construction, maintenance, and operation stages in order to achieve NZE. 

The potential characteristics of such homes are summarized in Table 4-1.

It is expected that homes will be designed so that owners can monitor performance 

with information that is easy to understand, includes meaningful context, and will 

provide a means for owners to effortlessly control energy use. Consumers will be 

more motivated to achieve NZE and therefore more involved in designing their NZE 

homes if relevant and understandable information and an accepted design process 

that encourages greater homeowner participation is available. Government 

incentives could provide support and encourage cost-effective private financing for 

energy efficient home construction and retrofits. Home appraisers will be educated 

to recognize the extra investment represented by NZE home design features and 

systems. Ultimately, NZE homes will be designed and built in a way that engages 

and empowers people to waste less energy and improve energy purchase decision 

making.
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Table 4-1. Vision for the Human Element of NZE Homes

Home Performance and Consumer Usability

High 

Priority

• NZE homes are performance-based and:

– Designed so that the owner can easily operate the home energy-efficiently, 

supported by external monitoring and controls (e.g., controls that promote smart 

energy use).

– Engage people to live sustainably (and reduce waste) through technology 

choices and everyday practices. 

– Low-energy and low-maintenance, inside and out (from the furnishings to the 

yard work). 

Consumer Awareness and Feedback Mechanisms

High 

Priority

• Consumers have a sense of the impact of their behavior, see the benefits of NZE 

homes to both sustain and improve their quality of life, and accept change from the 

norm. 

Medium 

Priority

• Energy consumption, costs, and other factors are monitored real-time by owners, 

occupants, and managers in an understandable format tailored to each type of user 

and designed to influence their decisions. 

• Homeowners are empowered by the information to make smart choices regarding 

both energy consumption and technology purchases.

• Performance feedback to consumers induces action (e.g., alarm sounds, flashing 

lights). 

Lower 

Priority

• Real-time data from a smart grid is available in usable form for use by users, buyers, 

etc., in making decisions. 

• Utilities are able to:

– Provide better feedback to owners/consumers than is the norm today.

– Provide comparisons with others in the neighborhood or community as a “social 

norm” type of feedback. 

• Information includes appropriate context so that it is meaningful to consumers. 

Consumer-Enabled Design

High

Priority

• Through further studies and analyses, the building design and construction industries 

understand what “consumer behavior” means in the context of NZE homes (“good” 

vs. “bad”), as well as the conditions that influence consumer decisions, and design 

and build homes accordingly. 

Lower 

Priority

• Homebuyers participate in designing homes to their specification, not just the number 

of rooms, baths, etc., but also energy efficiency and other options.

Finance and Investment

High

Priority

• Government incentives provide support and encourage cost-effective private 

financing for energy efficient home construction and retrofits. 

• Home appraisers are educated to recognize the extra investment represented by NZE 

home design features and systems. 
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C. Challenges and Barriers

The broad challenges to design, construction, maintenance, and operation of NZE 

homes involve behavioral factors that affect not just homeowners and rental property 

owners/managers, but designers, builders, and other key players in the housing 

market. Table 4-2 outlines the major behavioral challenges.

Table 4-2. Needs and Behavior – Barriers and Challenges

Quality and Amount of Information

High 

Priority

• Lack of feedback mechanisms for consumers.

– Limited information for consumers to use in setting goals, planning an efficient 

home, or making energy-efficient improvements.

– Lack of data to compare home performance with that of the community.

• Divergent utility interests and control over energy use data can be at cross-purposes to

efficiency and distributed energy.

Value Proposition of the NZE Home

High 

Priority

• Higher levels of consumption and inefficient energy choices (e.g., larger homes) due to 

cultural values, status, and identity.

• Invisibility of home energy consumption and technology purchase decisions. 

• Limited new construction that can be retrofit later to achieve NZE.

Medium 

Priority

• Lack of visible, compelling arguments for NZE homes. 

• Limited monetary incentives for builders for NZE or higher-efficiency technology.

Lower 

Priority

• Little monetary incentives for consumers to decrease use of energy from the grid 

(besides a lower monthly bill). 

• Privacy concerns about energy consumption monitoring, tracking, and reporting.

• Consumer perception that NZE homes are unattractive and lack modern technology

Education and Training

High 

Priority

• Insufficient NZE technology and equipment training and education.

– Lack of skilled workforce and workers aware of NZE (all building skills).

• Shortcomings in professional credentials and education at vocational/technical schools

and universities (e.g., to teach architects how buildings are used, teach building raters 

how systems should function).

• Lack of competent enforcement and inspectors to ensure the home is performing up to 

design expectations.

Investment Costs

Medium

Priority

• Higher construction costs for both retrofitting and new construction are not competitive 

with traditional homes.

• Uncertain return on investment; consumers are not willing to pay extra.

• Available NZE retrofits are not scalable and are costly to customize and install.

• High cost of technology to achieve the last 10% of an NZE home.

• Prohibitive cost of on-site renewable energy.

Policies and Regulations

Lower 

Priority

• Lack of unique incentives to make NZE attractive (e.g., tying consumer carbon credits 

to personal benefits, such as education credits).

• Zoning, regulations, and buildings codes that do not encourage NZE homes. 
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The quality and amount of information homeowners receive is insufficient. 

Consumers require information that is useful, timely, and understandable to be able 

to make the energy purchase and consumption decisions necessary to achieve NZE 

for new and existing homes. Energy usage feedback mechanisms need to provide 

consumers with information that they can use to set goals, plan, and make long-term 

investment decisions. Data that allow for comparison with neighbors and others in 

the community and could provide benchmarks for change is currently lacking. 

Furthermore, the interests of utilities, and the data they provide, are sometimes at 

cross-purposes to the needs of homeowners wishing to achieve greater energy 

efficiency.

Convincing homebuyers and builders of the value proposition of NZE homes

presents numerous challenges. Buyers’ decisions are driven by values and 

sometimes by concerns of status that promote inefficient energy choices and higher 

levels of consumption. Home energy consumption and technology purchase 

decisions are sometimes invisible issues. Energy consumption is not performancebased (unlike the gas mileage of vehicles), and using electricity is currently not a

very tangible action (such as filling up the gas tank of a vehicle). Privacy concerns 

about energy consumption monitoring, tracking, and reporting are also a potential 

barrier.

Builders are also not fully convinced of the value of NZE homes. There is little

monetary incentive for builders to construct NZE homes or even to build in greaterthan-average energy efficiency because they will not reap the benefits during home 

operation. The lack of monetary incentive applies to the new construction of NZEready homes as well; today’s new construction is not being built for ease of 

subsequent NZE retrofits.

Education and training in NZE technologies and equipment are lacking for both the 

workforce and consumers. This makes it difficult for consumers to make informed 

choices about what technology options are available when selecting home 

components. The building construction workforce is insufficiently educated about 

NZE technologies (both what is available and how to properly install and maintain 

the components for optimum efficiency). Also lacking is a competently trained 

building enforcement and compliance workforce that could ensure performance 

during the commissioning and maintenance phases. A well-trained workforce will be 

better able to readily incorporate NZE technologies into new and existing homes, 

understand the guidelines available, and help to ensure that technologies will be 

operating with the rated efficiency after installation.

Investment costs are too high to encourage a transformation in consumer decisions.

Importantly, construction costs—both for retrofits and new construction—are not 

yet competitive with traditional homes. This would be less of a barrier if the return 

on investment was clear to consumers, but it is not, and consumers may not be 
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STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

willing to pay the extra investment costs for NZE homes. The cost of achieving the 

last 10% of energy performance is often prohibitive and renewables are not available 

in some locations. Currently, retrofits to NZE within the home boundary are not 

cost-effective. A significant issue is the prohibitive cost of on-site renewable energy, 

which is necessary to achieve NZE. Furthermore, in general, when energy prices are

low, there are fewer incentives to invest in energy efficiency.

Policies and regulations are insufficient to induce the construction of NZE homes 

and purchase of energy-efficient technology, or in some cases are structured such 

that they hinder NZE homes. Zoning regulations and building codes ultimately will

need to be revised to encourage the widespread design, construction, and purchase 

of NZE homes. Progressive policies that recognize energy use may not be effective 

or sustainable over the long term; rather, incentives for higher-performance homes 

may be necessary to make NZE attractive.

D. Potential Guidance Elements

Some of the most important elements identified for inclusion in a future guidance 

document are summarized below and described in more detail in Figures 4.1 to 4.6.

Green energy guidelines for communities and individuals: The goal is to design 

communities that have small-scale energy systems that create incentives for good 

energy behaviors throughout the community. Little thought has gone into guidelines 

on how to design communities with small-scale clean energy production that will 

create incentives for individuals to follow and adapt communal behaviors for 

efficient energy use. Well-crafted guidelines could abet energy independence at the 

community level and the individual home level, and encourage collaborative 

learning through community practice.

Guidelines for collection and analysis of home energy data: This effort would 

support technology to collect, analyze, and provide energy data to users in an 

accessible format. A major barrier to achieving NZE homes is the lack of access by 

homeowners to relevant, understandable, real-time information on energy 

consumption. Two sets of guidelines could be drafted to improve homeowner access 

to this data: for design professionals on the development of appropriate and useful 

technology, and for builders and consumers on the implementation, operation and 

maintenance of the technology.

Guide to building and marketing high efficiency homes: Builders and developers 

could benefit from guidelines on how to profitably build and market high-efficiency 

houses for diverse market segments. The guidelines would drive broader builder 

participation in high-efficiency home markets, and foster demonstration of building 

techniques and practices that increase energy efficiency without significantly raising 

construction costs.
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Mass purchase to attract investment in producing NZE homes: A high-volume 

purchase could spur innovation in industrial design and manufacturing processes to 

dramatically reduce the cost of NZE homes and demonstrate their value. Attracting 

investment in industrial production and acceptance of mass fabrication among 

builders and trades could also dramatically reduce the costs of public and 

government housing.

Buyer/owner/operator guide: A guide is needed that clearly explains how the home 

functions as a whole system, and how to operate and maintain individual systems 

within it. Such a guide would increase the knowledge of homebuyers and 

homeowners so that they can make better purchase and consumption decisions as 

well as raise their comfort level with the concept of NZE homes.

Education and credentialing: Expansion of technical school and professional school 

curricula is needed to support design, construction, and maintenance of NZE homes.

Credentialing will help consumers recognize qualified experts and build expertise 

over time as the base of NZE knowledge grows.
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STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

Figure 4-1. Owner Needs and Behavior Priority Guidance Element:

Green Energy Guidelines for Communities and Individuals

Description:

Communities that are based on clean, efficient energy systems promote good “energy behavior.” Small-scale green energy 

production guidelines are needed to create incentives for individuals to follow and adapt the same behavior. Well-crafted 

guidelines could encourage energy independence at the community and individual home levels, as well as encourage 

collaborative learning through community practice.

Building Delivery Stage: All delivery stages.

Technologies and Home Applications: Renewable energy production, management, and control (community scale); 

expanded data sources (diverse data); and feedback mechanisms for metrics.

Challenges and Barriers

• Third-party involvement/lack of information targeted to 

homeowners. 

• Utility and other regulations that hinder or limit community 

and individual energy-efficiency practices and choices.

• Difficulty building consensus for good energy choices. 

Goals and Objectives

• Energy independence at the community level and at the 

individual level.

• Collaborative learning through community practice.

• Immediate expansion of participation from household to 

community levels.

Steps to Develop/Implement Guidance Element

• Establish processes, i.e., roadmaps/pathways to create guidelines.

• Work with designers and builders to develop scope.

• Involve relevant stakeholders (utilities, owners, local and state government).

• Establish operational planning and oversight for guidelines.

• Identify ways to measure planned versus actual performance—metrics, measures.

• Identify and engage third-party vendors/service providers.

Measures of Success

• A significant number of communities incorporate small-scale energy systems.

• A significant number of communities with such systems achieve energy independence or near-energy independence.

Stakeholders and Roles

Designers: Collaborate with builders, communities, owners, and government

Builders: Collaborate with owners, utilities, and city/other government agencies

Owners: Community association

Utilities/commissions: Respond to designer, building, and community association

City, local, and state government: Provide codes and state regulation to 

design/build communities

Third-party providers: Function as vendors and technologists

Existing Resources

Codes

Codes such as those developed by ICC and at the state and local level

U.S. Department of Energy publications 

Regulations

Government energy credits and incentives

Guidelines/consumer information on products 
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Figure 4-2. Owner Needs and Behavior Priority Guidance Element:

Guidelines for Collection and Analysis of Home Energy Data

Description: 

Designers, builders, and homeowners all need access to energy data to understand and measure the performance of NZE 

homes. Two sets of guidelines could be drafted to improve access to these data: for design professionals on the development of 

appropriate and useful technology, and for builders and consumers on the implementation, operation, and maintenance of the 

technology.

Building Delivery Stage: Construction, commissioning, operation, and maintenance.

Technologies and Home Applications: Sensor, monitoring system, home area networks/information technology, 

analysis tools (perhaps third-party operation), and home display.

Challenges and Barriers

• Lack of homeowner access to relevant real-time data on 

energy use.

• Inadequate or missing data management collection 

standards.

• Difficulty incorporating other high-performance goals into 

metrics (e.g., IAQ, water use, health of occupant, security).

Goals and Objectives

• Occupants have access to real-time information on 

building performance to better ensure performance at netzero level.

Steps to Develop/Implement Guidance Element

• Develop technical standards, drawing on any existing resources.

• Tie standards to NZE home performance.

• Work with builders and designers to vet standards. 

• Develop commissioning procedures that will support guidelines. 

Measures of Success

• Amount of dollars saved through guidelines.

• Proven seamlessness of use of guidelines.

Stakeholders and Roles

Technology developers: Develop products according to standards

Utilities: Interconnect with energy and communication networks

Standards developing organizations: Develop guidelines and standards

Builders/architects: Implement guidelines in design process

Service providers: Provide business opportunities

Building owners/occupants: Share implementation responsibility

Realtors, bankers, appraisers, and utilities: Use data to perform roles better

Existing Resources

Institute of Electrical and Electronics Engineers, Association of Home 

Appliance Manufacturers

Variety of standards developing organizations
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Figure 4-3. Owner Needs and Behavior Priority Guidance Element:

Guide to Building and Marketing High-Efficiency Homes

Description:

Builders and developers could benefit from guidelines on how to profitably build and market high-efficiency houses for diverse 

market segments. The guidelines would drive broader builder participation in the high-efficiency home market as well as 

demonstrate building techniques and practices that increase energy efficiency without significantly raising construction costs.

Building Delivery Stage: Pre-design, design, and construction.

Technologies and Home Applications: Design and construction practices, appliances, and systems (HVAC, 

plumbing).

Challenges and Barriers

• Achieving credibility with builders—the builder community 

must be involved. 

• Overcoming inertia of construction industry practices.

Goals and Objectives

• Broader builder participation in the high-efficiency home 

market.

• Builders understand techniques/practices that increase 

energy efficiency without raising costs.

Steps to Develop/Implement Guidance Element

• Bring the most appropriate stakeholders to the table to develop guidelines, including builders.

• Write the guideline based on existing models.

• Broadly distribute the guide through credible channels.

• Follow up with builders and developers to increase uptake of guidelines.

• Publicize success stories throughout the builder and user communities.

Measures of Success

• More energy-efficient houses are on the market and purchased.

Stakeholders and Roles

Builders: Establish credibility through use

Realtors: Build credibility and market knowledge

Energy efficiency experts: Provide technical input

Product manufacturers: Provide technical and cost information

Social scientists: Provide input on motivation/buy-in

Existing Resources

U.S. Department of Energy publications

ASHRAE guides

National Institute of Building Sciences
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Figure 4-4. Owner Needs and Behavior Priority Guidance Element:

Mass Purchase to Attract Investment in Producing NZE homes

Description:

This expedited approach is to establish a competitive, multi-year program for the high-volume purchase of low-cost, 

customizable, super-high-performance housing. The objective would be to achieve a declining unit cost over time (single-family, 

clustered, and multi-family—up to three stories) through innovative manufacturing and production techniques.

Building Delivery Stage: Pre-design, design, construction, and commissioning.

Technologies and Home Applications: Industrial design for manufacturing and site assembly.

Challenges and Barriers

• Building the contingent market commitments to purchase 

homes once they are built.

• Resistance among builders and trade associations to mass 

home manufacturing and other innovations.

Goals and Objectives

• Bring NZE homes to the scale needed for cost-effective 

new construction and retrofits.

• Expand capability while reducing purchase and operating 

costs. 

• Spur innovation in home manufacturing processes and 

new home technologies.

Steps to Develop/Implement Guidance Element

• Develop mass purchase approach with methods applicable to the scope of American Society of Heating, Refrigerating and Air-Conditioning 

Engineers 90.2.

• Define the first market (e.g., U.S. Department of Defense (DOD), U.S. Department of Housing and Urban Development (HUD), other public 

and government housing authorities).

• Develop provisional home specifications with goals and deliverables (e.g., number of models required).

• Seek reviews by potential buyers to identify issues.

• Publicize to industry to improve specifications and iterate.

• Establish oversight and implementation, and manage the bid process.

• Monitor delivery of homes to specifications and their purchase.

Measures of Success

• Consumers recognize the value of the NZE home package. 

• Industrial design reduces costs and dramatically improves energy efficiency above the standard.

Stakeholders and Roles

Agencies: Become first customers (HUD, DOD)

Manufacturing investors: Capitalize manufacturing

Trades: Install, finish (trim, décor, etc,), and perform retrofits

Realtors and builders: Carry to private market

Utilities: Profit from incentives to capitalize on customer side

State and local government, tribes: Further sustainability goals

Existing Resources

Lessons learned from similar models:

• Super Efficient Refrigeration Program

• Erie Canal

• Transcontinental railroad

• National Aeronautics and Space Administration

• Super Window Bulk Purchase Program (DOE)
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Figure 4-5. Owner Needs and Behavior Priority Guidance Element:

Buyer/Owner Guide for NZE Homes

Description:

Providing homeowners with a guide that clearly explains how the home functions as a whole system, and how to operate and 

maintain individual systems within it, would both increase the knowledge of homebuyers and homeowners so that they can 

make better purchase and consumption decisions as well as raise their comfort level with the concept of NZE homes.

Building Delivery Stage: Purchase, commissioning, operation, maintenance; purchase stage occurs after construction.

Technologies and Home Applications: Treating home as a whole system, and how to operate and maintain 

individual systems within it.

Challenges and Barriers

• Various vested interests may object or oppose the use of a 

buyer/owner guide.

• Homebuyer/homeowner lack of knowledge about home 

functions and how to operate and maintain them efficiently.

Goals and Objectives

• Raise knowledge of homebuyers in making energy -

efficient purchasing decisions.

• Increase the comfort level of homeowners in managing 

NZE homes.

Steps to Develop/Implement Guidance Element

• Conduct behavioral research on homebuyers, homeowners, and realtors.

• Bring in credible participants, including consumers, realtors, builders, and technology experts.

• Develop a format that is user-friendly and simple.

• Conduct broad outreach and marketing.

Measures of Success

• Buyers drive market toward more energy-efficient homes and owners operate more energy-efficient homes. 

Stakeholders and Roles

Buyers (homeowner): Provide user perspective

Realtors: Provide seller perspective

Builders: Add credibility to guidelines

Social scientists: Add knowledge to support guideline development

Marketing specialists: Add knowledge to support guideline 

development

Existing Resources

Only limited resources exist today.
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Figure 4-6. Owner Needs and Behavior Priority Guidance Element:

Education and Credentialing

Description:

Education and credentialing of the workforce is needed to support development of NZE homes. Expansion of the technical

school and professional school curricula will provide support for more widespread construction and proper installation of NZE

home components. Credentialing will help consumers recognize qualified experts and build expertise over time as the base of 

NZE knowledge grows.

Building Delivery Stage: Construction.

Technologies and Home Applications: All work serviced by quality design and installation procedures.

Challenges and Barriers

• Lack of a science-based curriculum for training NZE trade 

professionals as a basis for credentialing the trade 

professions.

• Increased time requirement for trades to come up to speed 

on NZE construction and technology.

• Ability to integrate with other labeling and code programs.

Goals and Objectives

• Establish an expert delivery infrastructure.

• Credential a community of experts qualified in NZE 

home design and construction.

Steps to Develop/Implement Guidance Element

• Take steps to create enhanced training curricula for the design and building trades, focusing on net-zero home construction.

• Establish incentives for time-constrained trades.

• Require certified design and building trade workforce for any/all NZE home-related work.

Measures of Success

• Percentage of professionals and trades credentialed.

• Quality product delivered to homeowner.

Stakeholders and Roles

Architects: Apply education to better design NZE homes

Engineers: Make buildings operational and functional

Home Energy Rating System Raters: Rate the home, deliver the 

score

Trades: Apply education and credentialing to home building 

Quality Assurance providers: Evaluate and keep track of energy 

value inputs

Existing Resources

Building Science Corporation curriculum

New York State Energy Research and Development Authority 

Advanced Buildings Program

Building Performance Institute

Energy Star for New Homes Programs
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5. CROSS-CUTTING 

CONSIDERATIONS 

A number of cross-cutting concepts were identified that may not directly support the 

development of a future guidance document but are important considerations for 

successful NZE home implementation. These include overall consideration for 

guidelines; renewable energy options for both individuals and communities; 

incentives that go beyond the use of guidelines or similar mechanisms; and 

education and training for designers, builders, and homeowners.

Overall considerations for guidelines should include the following:

• Climate, water, and geographic considerations

• Indoor environmental quality

• Economics: cost and construction options

• Unbiased opinions

• Guidance for new as well as existing homes

• Consistent definitions for NZE

One of the most important considerations is that definitions of what constitutes NZE 

are currently inadequate or non-uniform. Good definitions are needed to drive 

equipment solutions. The lack of a consensus-based definition, including purpose 

and scope (e.g., energy only, or high-performance), creates uncertainties in how to 

develop and apply technologies, equipment, and designs that are truly “net-zero.” 

NZE definitions are still somewhat generic 

(see Figure 5-1) and do not provide adequate 

information on the desired “energy 

threshold” to optimize building energy 

consumption prior to renewable system 

integration. Some buildings that are claimed 

to have achieved NZE status do so by way of 

surplus renewable energy generation without 

optimizing basic building energy 

consumption. NIST intends to provide a 

framework for the construction of NZE 

homes that will fulfill the larger objective of 

energy efficiency. This step is a preliminary 

one that aims to establish a building design 

Figure 5-1. NZE Definition

The building community has embraced the idea of net-zero 

energy buildings and defined it as: buildings that generate as 

much energy through renewable means as is consumed by the 

building.1,2 

1. National Science and Technology Council, "Federal Research and 

Development Agenda for Net-Zero Energy, High Performance Green 

Buildings" October 2008. 

2. American Society of Heating, Refrigerating, and Air-Conditioning Engineers, 

"ASHRAE Research Strategic Plan 2010-2015: Navigation for a Sustainable 

Future"
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strategy and framework that will eventually contribute to the larger goal of global 

sustainability. Although we recognize that a building relies on inputs and outputs to 

the geo-biosphere, topics such as site sustainability, water use efficiency and the 

building’s impact on atmosphere, materials and resources will not be addressed in 

this guidance. 

Renewable energy options at the individual and community levels are needed to 

facilitate understanding and optimize the selection of on-site power and heat 

generation, a critical component of the NZE strategy. This includes fuel cells, solar, 

wind, micro-combined heat and power (CHP), and geothermal systems. 

Micro-CHP probably has few guidelines available today. A community of NZE 

homes could desire a shared CHP system, for example, for approximately 100 

homes. In general, there are issues with the business plan of community power for 

utility systems of this smaller size (e.g., how will power costs be shared?). There is 

substantial reluctance in the business community to invest at this scale. There are a 

few exceptions where small community CHP systems have been built and 

successfully operated; these could provide models for future communities. 

Permitting and siting of these utilities can also create challenges; some jurisdictions, 

for example, have regulations where the community power line cannot cross a public 

road. 

Incentives beyond guidelines, codes, or standards are needed to encourage designers 

and builders, as well as homeowners, to select NZE technologies and to operate and 

maintain them properly. Some potential approaches include the following:

• Zero Energy Home Mortgage at a 1%–2% lower rate than the market to

provide financial incentives and could be coupled with appraisals that more 

accurately assign value to NZE home components. 

• Guaranteed energy savings evaluation program to ensure that consumers get 

what they paid for in terms of energy performance over some period of time.

Education and training for consumers, builders, government, insurers, and realtors 

is needed to raise awareness of the value and benefit of NZE homes, and to facilitate 

proper design and construction. Although we have focused on many types of 

stakeholders and a variety of design professionals, it is important that NZE home 

guidance include consumers as well Building science suffers and basic NZE 

concepts will not be successfully transferred when consumers lack the knowledge to 

understand their energy use patterns and how to choose NZE home components. 

Convincing consumers to purchase NZE home options will require education. 

Offering a homeowner manual for selection and purchase of NZE homes was 

identified as a priority in this regard. Curricula designed for grades K–12 would be

another approach for embedding positive perspectives of NZE within the family. 

Training is also needed for owners and operators of NZE homes to ensure efficient 
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STRATEGIES TO ACHIEVE NET-ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

operation and maintenance after purchase—and to validate actual energy 

performance. 

Designers, builders, and the real estate community are also generally poorly 

informed about how to design, construct, and market NZE homes. Education and 

training on NZE is needed throughout the building industry. Targeted marketing 

campaigns, advertising, sponsorships, or other means that elevate the image of NZE 

homes and make consumers aware of potential benefits could accelerate market 

acceptance. Engaging behavioral scientists in the design and construction of NZE 

homes is another way to understand consumer preferences and devise effective 

marketing strategies. Ultimately, the effectiveness of NZE home guidance rests on 

identifying the crosscutting technical gaps, accepting the research challenges and 

working with all of the stakeholders to get to the goal. A number of cross-cutting 

concepts were identified that may not directly support the development of a future 

guidance document but are important considerations for successful NZE home 

implementation. These include overall consideration for guidelines; renewable 

energy options for both individuals and communities; incentives that go beyond the 

use of guidelines or similar mechanisms; and education and training for designers, 

builders, and homeowners. 
STRATEGIES TO ACHIEVE NET ZERO ENERGY HOMES: A FRAMEWORK FOR FUTURE GUIDELINES

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Appendix A. Acronyms

ACCA Air Conditioning Contractors of America

AHRI Air Conditioning, Heating and Refrigeration Institute 

ASHRAE American Society of Heating, Refrigerating and Air-Conditioning Engineers

BTU British thermal unit

CHP Combined heat and power

DOD U.S. Department of Defense

DOE U.S. Department of Energy

EPA U.S. Environmental Protection Agency

HUD U.S. Department of Housing and Urban Development

HVAC Heating, ventilation and air conditioning

IAQ Indoor Air Quality

ICC International Code Council

IECC International Energy Conservation Code

LCA Life cycle analysis

MOTS Methods of test

NAFA National Air Filtration Association

NIST National Institute of Standards and Technology

NZE Net-zero energy

OEM Original equipment manufacturer

PITI Valuation of Principal, Interest, Taxes, Insurance

PITIE Valuation of Principal, Interest, Taxes, Insurance, and energy cost 

consideration

PHIUS Passive House Institute, U.S.

SEER Seasonal Energy Efficiency Rating