Barnstable stands at a crossroads. The proposal to adopt the state’s Green Communities Act and the associated Stretch Energy Code has sparked a vital debate about sustainability, affordability, and local control. At REEF Builders, we are deeply committed to both responsible building and the economic health of our community. That's why our president, Matthew K. Teague, recently submitted a letter to the Barnstable Town Council, respectfully urging them not to adopt these measures at this time.

While these programs are promoted with the best intentions—to achieve sustainability and energy savings—they carry significant economic and equity risks that could negatively affect every Barnstable resident.

Here is a summary of the core concerns REEF Builders has raised:

1. The Cost to Consumers is Too High

Massachusetts already has some of the highest electricity costs in the nation. The Stretch Energy Code essentially pushes communities toward mandatory all-electric heating and cooling.

• Higher Utility Bills: Forcing a switch from natural gas or propane to electricity for heating and cooling will likely raise monthly utility bills, especially when electric heat pumps perform less efficiently in cold weather.
• Impact on Vulnerable Residents: Families already struggling with costs, as well as seniors and fixed-income residents, will be hit hardest by sharp increases in winter electric bills.

2. Restricting Energy Choice is Not Best for Cape Cod

Our region's climate and diverse housing stock demand flexibility.

• Mandatory Electrification: The code restricts the ability of residents and builders to choose among natural gas, propane, or hybrid systems.
• The Right to Choose: Homeowners should retain the right to select the energy system that best fits their specific needs and budget, rather than being forced into a single, state-dictated option.

3. State Cost Models Are Wildly Unrealistic

The state's Decarbonization Roadmap, upon which these mandates are based, severely underestimates the true cost of conversion.

• Heat Pump Costs: The roadmap assumes a full home heat pump conversion costs about $7,500, yet typical Massachusetts installations often run $20,000 to $25,000 or more.
• Retrofit Costs: Deep-energy retrofits are estimated at $20,000 in state models, but pilot programs have found real costs exceeding $120,000 per home.
• Staggering Total Cost: If two-thirds of the state’s 3 million homes were upgraded, the total cost could reach $240 billion, requiring $20 billion annually in investment for decades.

Barnstable should not tie its future to programs founded on such unrealistic "wishful accounting".

4. Loss of Local Control

Perhaps the greatest long-term financial risk is the loss of local autonomy.

• Future Mandates: Once Barnstable adopts the Stretch Energy Code, it automatically accepts all future state amendments without any further local vote.
• Unelected Bureaucrats: This effectively transfers authority from our local representatives to unelected bureaucrats at the Department of Energy Resources. Future, even costlier, electrification mandates could be imposed without Barnstable having a say.

California's Warning on Housing Affordability

Even California, a national leader in green building policy, recently recognized the economic danger of over-regulation. The state halted new local energy code mandates because stricter rules were worsening the housing affordability crisis. “Mass. decarbonization roadmap radically underestimates costs.” (CommonWealth Beacon, 2023)

Barnstable is grappling with its own affordability challenges and cannot afford to follow a path that the most climate-progressive state has already concluded is unsustainable.

A Better Path for Barnstable

Sustainability and affordability can coexist, but it requires Barnstable to maintain control of its own policies. Instead of rigid, top-down state mandates, the Town Council should pursue voluntary, incentive-based local approaches, such as:

• Local weatherization and efficiency programs.
• Rebates or loans for renewable energy adoption.
• Targeted assistance for low-income or senior homeowners.

Before making an irreversible decision, Barnstable should commission an independent cost-benefit analysis specific to our town’s housing stock, incomes, and energy prices.

We at REEF Builders believe that preserving local flexibility and prioritizing consumer affordability is the best path forward for Barnstable. We urge the Town Council to reject these mandates and seek solutions that truly benefit all our residents.

Next BARNSTABLE TOWN COUNCIL MEETING October 09, 2025 6:00 pm 

This blog post is based on the concerns outlined in the letter to the Barnstable Town Council from Matthew K. Teague, President of REEF Ltd., dated October 6, 2025.

Explore the influence of the Massachusetts Municipal Opt-in Code on the expenses related to constructing a house.

Understanding the Massachusetts Municipal Opt-in Code

The Massachusetts Municipal Opt-in Code refers to a policy that allows municipalities in Massachusetts to adopt and enforce their own building regulations and requirements. It gives local governments the authority to establish rules and standards that align with their specific needs and priorities. This code provides flexibility for municipalities to address unique challenges and promote sustainable development. Currently, as of March 2024, the towns of Wellfleet and Truro of adopted this optional code, however, several other towns such as Orleans, Eastham, Chatham, and Barnstable are considering adoption.

By understanding the Massachusetts Municipal Opt-in Code, homebuyers and builders can gain insights into the specific regulations and requirements they need to adhere to when constructing a house in a particular municipality. It is crucial to familiarize oneself with the code to ensure compliance and avoid any unexpected costs or delays.

Impact on Building Permits and Regulations

One of the significant impacts of the Massachusetts Municipal Opt-in Code on the cost to build a house is related to building permits and regulations. With this code, municipalities have the authority to establish their own permitting processes and requirements, which may differ from those at the state level.

While this can provide more tailored regulations for local needs, it can also introduce additional costs. Builders and homebuyers may need to navigate through a potentially more complex permitting process, which might involve additional documentation, inspections, or fees.

Furthermore, the code may introduce stricter regulations in certain areas, such as zoning restrictions or design guidelines, which can impact the overall cost of construction. It is essential to consider these factors when estimating the expenses associated with building a house.

Effect on Material and Labor Costs

The Massachusetts Municipal Opt-in Code can also have an effect on material and labor costs. As municipalities have the ability to establish their own building regulations, they may require the use of specific materials or construction techniques that differ from the statewide standards.

These variations can impact the availability and cost of materials. Builders may need to source materials that comply with the municipality's regulations, which could be more expensive or harder to find. Additionally, the code may require the use of labor-intensive techniques or specialized contractors, which can contribute to increased labor costs.

It is important for builders and home buyers to consider these potential impacts on material and labor costs when budgeting for the construction of a house.

Consideration of Energy Efficiency Standards

Another important aspect to consider when assessing the cost to build a house under the Massachusetts Municipal Opt-in Code is the consideration of energy efficiency standards. Municipalities may have the authority to establish their own requirements for energy-efficient construction and design.

While these standards aim to promote sustainability and reduce energy consumption, they may also add to the overall expenses of building a house. Energy-efficient materials and technologies can sometimes be more costly upfront, although they may lead to long-term savings in energy bills.

Builders and homebuyers should carefully evaluate the energy efficiency standards set by the municipality and consider the potential impact on the cost of construction and the long-term benefits of reduced energy consumption. Currently the consensus is that the payback period for these changes is more than 50 years, especially when you factor in the increased cost of renewable energy production, soon to hit consumers.

Overall Implications for Homebuyers and Builders

In conclusion, the Massachusetts Municipal Opt-in Code can have various implications for homebuyers and builders in terms of the cost to build a house. It provides municipalities with the flexibility to establish their own building regulations and requirements, which can result in both advantages and challenges.

While the code allows for tailored regulations that address local needs, it can introduce additional costs related to building permits, materials, labor, and energy efficiency standards. Homebuyers and builders should thoroughly understand the code and its potential impact on expenses to make informed decisions and ensure compliance with the regulations set by the municipality.

By considering these factors and carefully planning the construction process, individuals can navigate the Massachusetts Municipal Opt-in Code effectively and successfully build their desired houses.

If you would like more information about the Municipal Opt-in code and how it may impact your renovation, remodeling or new construction project here on Cape Cod, Click Here to download the latest version of our Construction Cost Guide

May 22nd Update:   Add Dennis to the list of towns who have now adopted the Stretch Energy Code.  The town of Dennis voted to adopt the Stretch Code at the town meeting on May 7th, 2019.  The new provisions of the Stretch Code will be enforced for all new construction permits issued July 1st 2019 or after.

May 9th update! Add the town of Brewster to the list of Stretch Energy Code Towns!  The town of Brewster voted to adopt the Stretch Energy Code at town meeting on May 6th, 2019, and the new energy code will be enforced starting July 1, 2019 for all new construction projects! 

More towns on Cape Cod voted to become Green Communities in 2018, which means they have also approved adoption of the enhanced energy code know as the Stretch Energy Code. As of January 1, 2019, Yarmouth, Harwich, and Orleans will now be enforcing the Stretch Energy Code, which applies primarily to new residential construction in those towns.

what is the Stretch Energy Code? Basically it is an enhanced energy code that requires the highest level of energy code compliance for new residential construction and some major renovations. You can find more information here: https://www.mass.gov/service-details/building-energy-codes

Which towns have elected to participate in the Stretch Code Program?

On Cape Cod:  Wellfleet, Truro, Mashpee, Provincetown, Orleans, and Harwich, Yarmouth

How does it impact your project? That's easy, this program means that building a new home or undergoing a major renovation in these towns will cost you more money. Extensive building monitoring and testing is required, advanced insulation techniques must be used, and the total energy consumption of the home must be approved prior to issuing the building permit. This program also generally requires the highest efficiency heating and cooling equipment, can often limit the size and type of appliances to be used, and it may require green energy production such as solar or wind energy to offset the energy consumption in the home.

If you are considering building your new home on Cape Cod, please Contact Us today to see how we can help!

May 9th update! Add the town of Brewster to the list of Stretch Energy Code Towns!  The town of Brewster voted to adopt the Stretch Energy Code at town meeting on May 6th, 2019, and the new energy code will be enforced starting July 1, 2019 for all new construction projects! 

More towns on Cape Cod voted to become Green Communities in 2018, which means they have also approved adoption of the enhanced energy code know as the Stretch Energy Code. As of January 1, 2019, Yarmouth, Harwich, and Orleans will now be enforcing the Stretch Energy Code, which applies primarily to new residential construction in those towns.

what is the Stretch Energy Code? Basically it is an enhanced energy code that requires the highest level of energy code compliance for new residential construction and some major renovations. You can find more information here: https://www.mass.gov/service-details/building-energy-codes

Which towns have elected to participate in the Stretch Code Program?

On Cape Cod:  Wellfleet, Truro, Mashpee, Provincetown, Orleans, and Harwich, Yarmouth

How does it impact your project? That's easy, this program means that building a new home or undergoing a major renovation in these towns will cost you more money. Extensive building monitoring and testing is required, advanced insulation techniques must be used, and the total energy consumption of the home must be approved prior to issuing the building permit. This program also generally requires the highest efficiency heating and cooling equipment, can often limit the size and type of appliances to be used, and it may require green energy production such as solar or wind energy to offset the energy consumption in the home.

If you are considering building your new home on Cape Cod, please Contact Us today to see how we can help!

More towns on Cape Cod voted to become Green Communities in 2018, which means they have also approved adoption of the enhanced energy code know as the Stretch Energy Code. As of January 1, 2019, Yarmouth, Harwich, and Orleans will now be enforcing the Stretch Energy Code, which applies primarily to new residential construction in those towns.

what is the Stretch Energy Code? Basically it is an enhanced energy code that requires the highest level of energy code compliance for new residential construction and some major renovations. You can find more information here: https://www.mass.gov/service-details/building-energy-codes

Which towns have elected to participate in the Stretch Code Program?

On Cape Cod:  Wellfleet, Truro, Mashpee, Provincetown, Orleans, and Harwich, Yarmouth

How does it impact your project? That's easy, this program means that building a new home or undergoing a major renovation in these towns will cost you more money. Extensive building monitoring and testing is required, advanced insulation techniques must be used, and the total energy consumption of the home must be approved prior to issuing the building permit. This program also generally requires the highest efficiency heating and cooling equipment, can often limit the size and type of appliances to be used, and it may require green energy production such as solar or wind energy to offset the energy consumption in the home.

If you are considering building your new home on Cape Cod, please Contact Us today to see how we can help!

Here's some very important information that you should know if you ever plan or building, remodeling or even owning a home here on Cape Cod! The State of Massachusetts has been working to adopt the International Code Council Building and Energy Codes since 2008/2009, moving away from our old "Version 6" of the building code, which had been in place for several years and was unique to the state. Since 2008, the state has moved quickly to not only adopt the International Code Council regulations, but to continue to update those regulations so we can be on par with many other states allowing us to use the latest and greatest versions of the code.

You may also have noticed that the cost of construction has also increased dramatically during that time, and a fair amount of that cost of building or remodeling a home can be attributed to the energy code compliance requirements of the IECC. Well as of this year, 2017, the state is planning to finalize the code versions using the 2015 codes, with Massachusetts amendments.

So what does this all mean? Under the 2015 Codes, we will now be held to the an extremely high standards of energy efficient construction in all new homes and renovations. If you are lucky enough to live in a "Stretch" energy code town (Such as Truro, Mashpee, Wellfleet and Provincetown) your project will have to meet the highest standards of construction in the state. Furthermore the 2015 codes provides energy rating credits for "green" power generation, i.e. solar panels or windmills, and may mandate design requirements such as a "solar ready" roof areas, which means roofs will have to have designed for future solar installations and provisions for electric vehicle chargers in every new home.

State of MA Energy Code Update and Summary

Overall, it's a great step towards energy efficiency and promotes renewable resources and green technology for new homes. Although these sorts of provisions will have a cost, visual and aesthetic impact, there will be net long term benefits from these new regulations.

If you are considering designing and building a new custom home, vacation home, major renovation or addition, you'll want to know how these regulations will impact your project. Feel free to reach out to the team at REEF today for your initial consultation. Click here to Contact us!