A Survivor in the Ashes
When the 2025 wildfires ravaged Pacific Palisades, architect Greg Chasen’s Passive House-inspired home on Iliff Street became a viral symbol of resilience. While neighboring houses burned, Chasen’s design—featuring airtight construction, tempered-glass windows, and a ventless exterior—stood unscathed. “The flames came within feet, but the embers couldn’t penetrate,” Chasen noted.
For additional information about PH and fire resistant designs please contact Nick Mandala at (310) 869-5931 or email Nick@am51.org
This home’s survival underscores the dual promise of Passive House (PH) design: fire resilience and energy efficiency. Now, Assemblymember Chris Ward’s AB 368 seeks to make PH standards mainstream, addressing both climate crises and housing affordability through policy innovation.
The Cost Paradox: Amory Lovins’ Vision of “Tunneling Through the Cost Barrier”
At the heart of PH’s appeal is the Cost Paradox—a principle articulated by energy pioneer Amory Lovins, who demonstrated that ultra-efficient design can reduce costs by eliminating redundant systems.
How It Works
- Integrative Design: PH buildings prioritize super-insulation, airtight seals, and heat recovery ventilation, which cut heating/cooling energy use by 70–90%. By eliminating the need for traditional HVAC systems, developers save on equipment, ductwork, and labor. Lovins’ 1983 Aspen home, built without a furnace, cost less upfront because savings from omitting heating systems offset insulation upgrades[citation:Brattle]. Naturally the reduced cost of a smaller hvac system is also a benefit.
- Long-Term Savings: PH homes reduce energy bills by up to 100% (net zero, with solar)
- Material Efficiency: PH’s focus on durability (e.g., fire-resistant masonry, tempered glass) reduces maintenance costs. A 2024 study of PH external walls found that wooden and masonry partitions achieved 85% lower lifecycle emissions compared to conventional builds.
Lovins’ Global Proof:
- In Bangkok, a PH-inspired home slashed air-conditioning energy use by 90% without raising construction costs.
AB 368: Policy Meets Practicality
Introduced by Assemblymember Chris Ward (D-San Diego), AB 368 targets California’s dual crises of climate change and housing unaffordability by streamlining PH adoption.
With buildings contributing 31% of California’s greenhouse gas (GHG) emissions, AB 368 targets the construction sector’s role in climate change. PH standards—already proven in states like New York and Massachusetts—prioritize airtight construction, mechanical ventilation with heat recovery, and fire-resilient materials, slashing heating and cooling energy use by up to 90%. For wildfire-ravaged communities like Altadena and Pacific Palisades, these designs are not just theoretical: Greg Chasen’s PH-inspired home in Pacific Palisades survived January’s fires intact, while neighboring houses burned, underscoring PH’s life-saving potential.
Key Provisions
- Alternative Compliance Pathway: Allows developers to bypass California’s costly dual-compliance process under Title 24, saving $20,000+ per project in administrative and construction expenses.
- Climate Resilience Mandate: Directs the California Energy Commission (CEC) to adopt PH standards, prioritizing buildings that resist wildfires, extreme heat, and pollution.
- Equity Focus: Reduces barriers for affordable housing by aligning PH with state subsidies and incentives.
Why AB 368 Matters
- Wildfire Resilience: PH’s airtight design reduces ember intrusion by 90%, as seen in Chasen’s Pacific Palisades home.
- GHG Reduction: Buildings account for 31% of California’s emissions; PH could cut this by 50% through energy efficiency.
- Health Benefits: Mechanical ventilation filters at least 95% of wildfire smoke and pollutants, critical for asthma sufferers and vulnerable communities.
The Financial Case for Passive House
AB 368’s success hinges on debunking myths about PH’s affordability:
Breaking Down the Cost Paradox
- Upfront Savings: Eliminating HVAC systems offsets insulation and window costs. For example, Lovins’ Aspen home saved 12% upfront by omitting the furnace[citation:Brattle].
- Policy Incentives: AB 368 aligns with federal tax credits, state grants, and PACE financing, which allows homeowners to repay upgrades through property taxes.
- Insurance Benefits: PH’s fire resilience could lower premiums, as seen in Colorado’s wildfire-prone regions[citation:Brattle].
Case Study: The $20,000 Developer Savings
Under current Title 24 rules, developers must comply with both state codes and PH standards, adding layers of permitting and design costs. AB 368’s streamlined pathway reduces this burden, enabling faster project timelines and reinvestment in high-performance materials.
A Blueprint for California’s Future
AB 368 represents more than policy—it’s a paradigm shift. By marrying fire resilience with energy efficiency, the bill offers a roadmap to rebuild communities that are safer, cheaper, and healthier. As Rob Nicely of Climate Action California notes, “Passive House isn’t a luxury—it’s a smarter way to build that pays for itself”. For Southern California, still reeling from January’s fires, AB 368 is a chance to turn tragedy into transformation.
For additional information about PH and fire resistant designs please contact Nick Mandala at (310) 869-5931 or email Nick@am51.org
Want to read more about AB 368?
Sources:
Key Takeaway: AB 368 and Passive House design offer California a rare opportunity—to rebuild not just faster, but better. By prioritizing integrated, high-performance solutions, the state can create communities that are resilient, affordable, and climate-proof for generations.
- LA Wildfire Recovery: Building Fire Resistant High Performance Homes
- This Climate Solution is a Sleeping Giant
- An Embarrassment of Riches: Economic Benefits of Grid-interactive Efficient Homes
- High-Performance Retrofits: a Sensual Solution to Satisfy your Limbic System
- NYC Smoke Alarm Ignites a Paradigm Shift in Housing
