Green Financial Options in North Carolina

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1 Green Financial Options in North Carolina Presented by Scott Suddreth Technical Program Director Building Performance Engineering October 2008

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3 RENEWABLES

4 NORTH CAROLINA SEO North Carolina - Energy Improvement Loan Program The Energy Improvement Loan Program (EILP) is available to North Carolina businesses, local governments, public schools and nonprofit organizations for projects that include energy efficiency improvements and renewable energy systems. Loans with an interest rate of 1% are available for certain renewable-energy projects and energy-recycling projects. Eligible renewable-energy projects generally include solar, wind, small hydropower (less than 20 megawatts) and biomass. Loans with a rate of 3% are available for projects that demonstrate energy efficiency, energy cost savings or reduced energy demand. Energy conservation projects usually include improvements to HVAC systems, energy management controls, high efficiency lighting and building envelope improvements.

5 Local Option Green Building Incentive To encourage sustainable building practices, North Carolina law allows all counties and cities to provide reductions or partial rebates for building permit fees. To qualify for a fee reduction, buildings must meet guidelines established by the Leadership in Energy and Environmental Design* (LEED) program, the Green Globes program, or another nationally recognized certification program. SB 1597 of 2008 also granted authority to a few select jurisdictions to provide density bonuses, make adjustments to otherwise applicable development requirements, or provide other incentives to a developer or builder who builds or reconstructs developments which make a significant contribution to the reduction of energy consumption. The local jurisdiction is free to determine their own eligibility criteria based on generally recognized standards including LEED or other certification programs. This authority is only extended to Cabarrus County, the Cities of Asheville, Charlotte, Concord, Durham, Kannapolis, Locust, and Wilmington, and to the Towns of Carrboro, Cary, Chapel Hill, Harrisburg, Midland, Mount Pleasant, and Stanfield

6 CITY INCENTIVES Asheville - Building Permit Fee Waiver The City of Asheville waives fees for building permits and plan reviews for certain renewable energy technologies and green building certifications for homes and mixed-use commercial buildings. Waivers for building permit fees may apply to residences with the following designations (the regular fee is in parentheses): HealthyBuilt Home Certification ($100) Energy Star Rating ($100) Geothermal heat pumps ($50) Solar-energy systems ($50) Wind turbines ($50) Storm water (gray water) collection device for reuse in yard sprinkler or elsewhere ($50) Regular fees must be paid in full but will be rebated upon certification. These fee waivers also apply to mixed-use commercial buildings if they include residential space. The city will also reduce plan review fees by 50% for any building that is seeking LEED** certification. Regular fees must be paid in full but will be rebated upon certification.

7 NEW CONSTRUCTION INCENTIVES

8 ENERGY STAR HOME UTILITY RATE DISCOUNTS To qualify the home must meet the standards of the US Environmental Protection Agency's Energy Star-labeled home program and be verified by a registered third party. Eligible houses will receive a 5% discount on their monthly electric bills

9 HIGH PERFORMANCE HOME REBATES Home Advantage (HA) Measure Rebate per Dwelling Comment ENERGY STAR Qualified New Home New Home $400 HVAC must meet minimum rating of 14 SEER HVAC options -Air to Air Heat Pump $300 per unit * 15 SEER or higher -Central AC $300 per unit * 15 SEER or higher -Geothermal Heat Pump $600 per unit * 17 EER or higher Solar Domestic Hot Water $1,000 Requires proper solar orientation Cooperative Advertising $50/dwelling 50% match up to $50/dwelling

10 BANKS GOING GREEN Bank of America has launched a $20 billion initiative to support environmentally sustainable business activity. The company says the ten-year plan will encourage development of environmentally sustainable business practices through lending, investing, philanthropy and the creation of new products and services. (March 6,2007) Bank of America also announced investments to offset the impact its own operations and associates have on the environment. It s committing $1.4 billion to achieve LEED certification in all new construction of office facilities and banking centers, donating $50 million from the Bank of America Charitable Foundation to support non-profit organizations focused on environmental activities, and investing $100 million in energy conservation measures at its facilities.

11 GREEN MORTGAGES Bank of America currently is developing a set of products for individuals who consider the environmental impact of their purchasing decisions and want to offset or minimize their carbon emissions. The bank will announce the launch of the following new products in the next year: Eco-friendly Credit Card: For every dollar spent on this new card, Bank of America will make a contribution to an environmental organization to invest in greenhouse gas reduction projects. These cards, available later this year, will have environmentally friendly incentives and features. The Green Mortgage Program: Homebuyers will receive a reduced interest rate or $1000 back for each home-purchase mortgage meeting ENERGY STAR specifications.

12 GREEN MORTGAGES/LOANS

13 GREEN MORTGAGES/LOANS Duke Power s Neighborhood Revitalization program awarded Self-Help $1 million dollars to fund projects that relate to increasing the energy efficiency of homes through such measures as ductwork, windows, insulation, HVAC (if electric), and roofing. These funds allow us to offer a low fixed interest rate of 2%, which may be as low as 0% if combined with a first mortgage There are no required minimum or maximum loan amounts. However, the fund is limited to energy efficiency projects, which often amount to $30,000 dollars per unit. Unless combined with other loans, the loan term will be five years.

14 ENERGY EFFICIENT MORTGAGE An EEM (Energy Efficient Mortgage) can help you purchase an energy efficient home. The EEM recognizes that energy efficient homes cost homeowners less to operate on a monthly basis than standard homes because they use less energy. Home buyers who choose energy efficient homes can afford to spend more on their mortgage loan because they will likely spend less on their energy costs. How does the EEM benefit the borrower? First, the estimated energy savings are added to the borrower s income to allow the home buyer to qualify for a larger total mortgage amount. Second, by increasing borrowing power, the EEM allows borrowers to include the costs of energy improvements into the total mortgage amount. 100% of the energy improvements, typically up to 15% of the value of the home, can be financed and paid for over the life of the mortgage, reserving the borrowers cash for more immediate, move-in costs. Third, the value of the home is adjusted by the value of the energy efficient improvements.

15 ENERGY EFFICIENT MORTGAGE Q: Do older energy inefficient homes qualify for an EEM? A. Yes, the EEM can finance the energy upgrades of an existing home. Q: How does a home that may need energy improvements qualify for an EEM? A: For homes that are not energy efficient, the rating report recommends cost-effective measures to improve the homes energy performance and estimated the savings that will result from making the improvements. The home buyer then can include the cost of the improvements in their mortgage loan. Q: Why will the mortgage lender add the energy savings value? A: The energy efficiency improvements to a home adds value to the home. The rating report provides the additional value the energy improvements will add to a home. Q: How does a lender calculate the added value of the energy savings? A: The energy rating report will provide the lender with the present value of the energy savings.

16 ENERGY EFFICIENT MORTGAGE Federal Housing Administration (FHA) EEMs The FHA Energy Efficient Mortgage covers upgrades for new and existing homes and is now available in all 50 states. Key features includes: Loan limits may be exceeded No re-qualifying No additional down payment No new appraisal $4,000 or 5% of the property value (up to $8,000) may be financed 203(k) FHA Home Rehabilitation Loans The FHA 203(k) program enables a home buyer or investor to obtain a single loan to finance both property acquisition and complete major improvements after the time of loan closing. Can be used in conjunction with the FHA EEM. Key features include: Loan limits may be exceeded Total cost of improvements must exceed $5,00

17 ENERGY EFFICIENT MORTGAGE Veterans Affairs (VA) EEMs The VA Energy Efficient Mortgage is available to qualified military personnel, reservists and veterans in all 50 states for energy improvements when purchasing an existing home. Key features include: $3,000 of upgrades may be financed based solely on documented costs Up to $6,000 may be financed if upgrades are deemed cost effective Fannie Mae and Freddie Mac EEMs Fannie Mae secondary market guidelines permit approved lenders to increase ratio s two percent on the debt-to-income requirements for Energy Efficient Mortgages. An expanded qualifying ratio helps purchasers who are "maxed-out" on their income ratios. Freddie Mac allows a lender to use the projected utility savings as a "compensating factor."

18 ENERGY EFFICIENT MORTGAGE TESTIMONY First-time home buyers Patricia and Mynette Theard purchased their home in California. It was built in 1940, and sold for $150,000. They got an FHA loan for 95% of the value of the property. The lender saw an opportunity for them to improve on their investment and recommended an Energy Efficient Mortgage. A HERS Rating on the home recommended $2,300 in energy improvements including ceiling, floor and furnace duct insulation, plus a setback thermostat. The lender set aside an extra $2,300 for the improvements, bringing the total loan amount from $142,500 to $144,800. The loan closed, the Theards moved in, and the improvements were installed. The monthly mortgage payment increased by $17, but the Theards are saving $45 each month through lower utility bills..

19 ENERGY EFFICIENT MORTGAGE What is myenergyloan? It's where economy meets ecology. Massive closing cost discounts, down payment offsets and better interest rates are available with the myenergyloan program.. Example of myenergyloan benefits over 30 years*: Sales Price: $300,000 Loan Amount: $345,000 (115% of purchase price) Closing Cost Savings: $1,500 to $3,450 Interest Rate:.125% to.25% lower interest rate Federal Tax Credits: $3,000 Municipality Incentives: $1,000 Energy Credits: $2,000 Reduced Operating Expenses: $7,200 Health Cost Savings: $1,500 per insured person Total Savings: $53,000 Sustainability Impact: Priceless

20 EXISTING HOME IMPROVEMENTS

21 EFFICIENT HOME UTILITY RATE DISCOUNTS Dominion North Carolina Power offers a 5% discount on electric bills to residential customers who upgrade the efficiency of their homes. Some required improvements include: Increased levels of insulation in ceilings, walls and floors High efficiency heat pump(s) installed according to Energy Saver Home Plus guidelines Sealed ductwork High efficiency electric water heater Sealants around windows, doors, plumbing, electric, and other areas where air leakage may occur Insulated metal doors or solid wood doors with storm doors to reduce air infiltration

22 EFFICIENT HOME UTILITY RATE DISCOUNTS Members who have all-electric homes and who meet the qualifying efficiency levels are eligible for a 2% electric bill discount during the summer months (June - October), and a 6% discount during the winter months (November - May). Attic: R-30 Batts or Blown Insulation Wall: R-15 Batts (including all finishing materials with Vapor Barrier) Floor: R-19 Batts with Vapor Barrier(Mobile Home Insulation may vary) Windows: Single Pane with Storm Windows or Double Pane(Thermal) weatherized and caulked Door: Solid wood with Storm Door or Insulated Core Weatherized and caulked Ventilation: Attic and Crawl space, with adequate Eaves And Gable End Vents and/or Power Fans. (Mobile Homes Underpinning required) Fireplace: Adequate Damper and or Glass Screen (Gas Logs are acceptable) Duct System: R-6 Insulation properly fastened Water Heater: 30 Gallon minimum Heating System: Energy Efficient Heat Pump and/or all Electric

23 SALES TAX HOLIDAY Sales Tax Holiday for Energy-Efficient Appliances Incentive Type: Sales Tax Exemption Eligible Efficiency Technologies: Water Heaters, Heat pumps, Clothes Washers/Dryers, Refrigerators/Freezers, Dehumidifiers, Ceiling Fans, Air Conditioners, Programmable Thermostats, Geothermal Heat Pumps Applicable Sectors: Residential, Nonprofit, Schools, Local Government, State Government, Institutional Incentive Amount: 100% sales tax exemption on certain Energy Star appliances Equipment Requirements: Equipment must be Energy Star certified.

24 UTILITY REBATE PROGRAMS City of New Bern Electric Department & City of Statesville Incentive Type: Utility Rebate Program Eligible Efficiency Technologies: Water Heaters, Heat pumps Applicable Sectors: Residential Incentive Amount: Electric Heat Pumps: $400 Electric Water Heaters: $150 Eligible System Size: Electric Heat Pumps: Min 1 ton Electric Water Heaters: Min 30 gallons Equipment Requirements: Electric Heat Pumps: Min 14 SEER rating Electric Water Heaters: Min 0.91 Energy Factor Installation Requirements: Load management switches must be installed on the appliances, or the existing switch must be reconnected to a new heat pump or water heater.

25 UTILITY REBATE PROGRAMS Piedmont Electric Membership Corporation Incentive Type: Utility Rebate Program Eligible Efficiency Technologies: Heat pumps Applicable Sectors: Residential Incentive Amount: $50/ton Maximum Incentive : $200 Eligible System Size: Maximum 4 tons: Min 13 SEER rating Equipment Requirements: Minimum SEER Rating of 13

26 UTILITY LOAN PROGRAMS Carteret-Craven Electric Cooperative Incentive Type: Utility Loan Program Eligible Efficiency Technologies: Water Heaters, Heat pumps, Caulking, Weatherstripping, Insulation, Windows, Attic Ventilation Fans Applicable Sectors: Commercial and Residential Loan Amount: 6% for 60 months Equipment Requirements: None Installation Requirements: None - Receipts

27 UTILITY LOAN PROGRAMS Lumbee River EMC Incentive Type: Utility Loan Program Eligible Efficiency Technologies: Water Heaters, Heat pumps, Caulking, Weatherstripping, Insulation, Windows, Attic Fans, Duct/Air Sealing Applicable Sectors: Commercial and Residential Loan Amount: $6000 Equipment Requirements: None Installation Requirements: None - Receipts

28 UTILITY LOAN PROGRAMS Progress Energy Carolinas Incentive Type: Utility Loan Program Eligible Efficiency Technologies: Water Heaters, Furnaces, Heat pumps, Air Conditioners, Programmable Thermostats, Windows, Doors, Insulation Applicable Sectors: Residential Loan Amount: $20,000 with 10 years to repay Equipment Requirements: None Installation Requirements: None - Receipts

29 UTILITY LOAN PROGRAMS Duke Energy Carolinas, LLC Incentive Type: Utility Loan Program Customer Eligibility: To qualify for a loan, the owner must occupy the residential structure and must meet income requirements that are 80% or less of the median income for the specific Standard Metropolitan Statistical Area where the residence is located. Eligible Efficiency Technologies: Water Heaters, Furnaces, Heat pumps, Air Conditioners, Programmable Thermostats, Windows, Doors, Insulation Applicable Sectors: Residential Loan Amount: $10,000 Equipment Requirements: SEER 11 Installation Requirements: None - Receipts

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32 SOCIAL WILLINGNESS Building Products Magazine New NAHB study of consumers reports that 51 percent willing to pay up to $11,000 more if energy costs are reduced $1,000 annually and another 16 percent said $11,000 or more. In another survey conducted by Better Homes and Gardens, 57 percent of respondents said they wanted their builders to provide green options, explain what they are, how much they cost, and then let the buyers choose which ones they want.

33 APPRAISERS The Appraisal Journal The article, Evidence of Rational Market Values for Home Energy Efficiency, which appeared in the October 1998 issue of The Appraisal Journal, presented the results of research indicating that market values for energy-efficient homes reflect a rational tradeoff between homebuyers fuel savings and their after-tax mortgage interest costs. This research shows that the results of these separate regression analyses were remarkably consistent, indicating that home value increases by about $20 for every $1 reduction in annual utility bills, reflecting after-tax mortgage interest rates of about 5% from 1991 through 1996.

34 ECOBROKERS EcoBroker is the first and largest green designation program for real estate professionals. EcoBroker Certified professionals help clients market properties with green features, save money, and live comfortably, through energy efficiency and environmentally-sensitive choices.

35 REALTORS RESEARCH Green Works Realty New Green Homes Sell Faster With Higher Value

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