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Writer's pictureLarry Lee Gilmore

What is PACE Financing?

Understanding PACE Real Estate Financing: A Sustainable Investment


In the evolving landscape of real estate financing, Property Assessed Clean Energy (PACE) has emerged as a pivotal program for property owners looking to make energy-efficient and renewable energy improvements. PACE financing is a unique mechanism that allows commercial and residential property owners to finance upgrades through a voluntary tax assessment, providing an alternative to traditional loans.


What is PACE Financing?


PACE financing enables property owners to undertake improvements that may include the installation of solar panels, energy-efficient boilers, or LED lighting upgrades, among others. The cost of these improvements is then paid back over time through an additional charge on their property tax bill.


This innovative financing model is tied to the property rather than the owner, which means that if the property is sold, the PACE assessment can be transferred to the new owner. This feature alleviates the concern for property owners about investing in long-term improvements when they may not occupy the building for the duration of the payback period.


Why Does PACE Financing Exist?


The inception of PACE financing is rooted in the need to overcome the upfront cost barrier that often hinders the adoption of energy efficiency and renewable energy projects. By providing 100% financing for project costs and allowing for long-term repayment plans, PACE makes it feasible for property owners to implement changes that may have been financially out of reach.


PACE programs serve a dual purpose: they facilitate property owners in enhancing the value and efficiency of their properties, and they contribute to broader environmental goals by reducing greenhouse gas emissions and promoting sustainable development.


The Benefits of PACE Financing


PACE financing offers several advantages:


1. No Upfront Costs: PACE allows for energy-efficient upgrades without the need for a significant initial investment.

2. Increased Cash Flow: With the cost spread over a period, typically 10 to 20 years, property owners can manage their finances more effectively and often see immediate positive cash flow from utility savings.

3. Tax Benefits: Payments made under PACE may be deductible from income tax, providing additional financial incentives.

4. Environmental Impact: By supporting energy-efficient projects, PACE contributes to the reduction of carbon footprint and promotes environmental sustainability.


Challenges and Considerations


While PACE financing has many benefits, there are also considerations that property owners should be aware of:


- Transfer of Obligation: The PACE lien stays with the property, which can complicate the selling process if potential buyers are unwilling to take on the assessment.

- Mortgage Lender Approval: Some mortgage lenders may be hesitant to approve mortgages for properties with existing PACE assessments.


Conclusion


PACE real estate financing stands as a testament to the innovative approaches being developed to support environmental sustainability and energy efficiency. It represents a significant step forward in making green improvements accessible and affordable, ultimately contributing to the creation of more sustainable communities.


For those considering PACE financing, it is crucial to weigh the benefits against the potential challenges and to consult with financial and legal advisors to make an informed decision. As the program continues to evolve, it may become an even more integral part of the real estate financing landscape.


Larry L. Gilmore

President & CEO

ClearBlu Capital Group


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