Annie Henderson Retrofit Programs

PACE and the Path Forward Annie Henderson | September 16, 2010

PACE: Simple, Effective Tool

Property owner repays bond through property tax bill (up to 20 years)

Proceeds from PACE bond or other financing provided to property owner to pay for energy project

Property owners voluntarily sign-up for financing and install energy projects

City or county creates type of land-secured financing district or similar legal mechanism

Key Benefits for Cities & Counties

Helps meet energy and climate goals

Promotes local jobs

Tax neutral and no exposure to General Fund

Key Benefits for Property Owners

Saves money on utility bills

Repayment transfers to new owner

Not based on personal credit

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We are going to make it a lot easier to borrow money. We are doing this by encouraging communities to give you the option to pay the expense of retrofitting your home by paying it back on your property taxes.

National PACE Policy 4 States Have PACE Legislation Pending 24 States Have PACE Authority

FHFA/Fannie Mae PACE Activities

  June 2009: FHFA guidance letter –  Concerns regarding senior lien and homeowner risk

  September 2009: Fannie Mae lender letter –  Reviewing underwriting guidelines for PACE; Until guidelines are

issued, treat payments as a special assessment

  May 2010: Fannie Mae lender letter –  PACE “loans” and promise to issue additional guidance and work

with federal and state agencies, while “preserving the status of mortgage loans originated as first liens”

FHFA/Fannie Mae PACE Activities

  July 2010: FHFA guidance letter –  “Safety and soundness concerns” –  Violation of Uniform Security Instrument –  Reduce loan amount by potential PACE amount

  August 2010: Fannie Mae lender letter –  PACE “loans” prior to July 6th must be paid off at time of refinance –  “Fannie Mae will not purchase mortgage loans [with PACE debt]

unless the terms of the PACE program do not permit priority over first mortgage liens.”

Impacts on PACE

  Active and planned PACE programs on hold around the country

  Commercial PACE programs face uncertainty

Path Forward

  Negotiations

  Litigation

  Legislation

Negotiations

  October 2009: White House led interagency working group –  Result: White House Policy Framework for PACE –  Release of DOE/ARRA Funds for PACE programs

  Spring 2010: Renewed discussions regarding PACE guidelines and pilots –  Result: May 5th Fannie Mae/Freddie Mac letters and July 6th FHFA/

FDIC/OCC letters

  July 2010: Congressionally led PACE discussions with FHFA and other regulators –  Result: FHFA sent a letter to Members of Congress breaking off

talks.

Litigation   California Files Suit

–  People of the State of California vs. Federal Housing Finance Agency (Filed July 14, 2010)

–  “California seeks a prompt judicial declaration against Fannie Mae and Freddie Mac that, under California law:   (a) PACE programs operate by assessments, not loans, and

such assessments are valid;   (b) liens that may result from PACE assessments, like those

resulting from other types of assessments, have priority over mortgages; and

  (c) participation in PACE programs is compatible with, and not in violation of, Fannie Mae’s and Freddie Mac’s standardized mortgage documents.”

  Additional lawsuits filed by Babylon, Sonoma County and Sierra Club

Legislation

  PACE Assessment Protection Act –  HOUSE: HR 5766 (Thompson); 48 co-sponsors –  SENATE: S 3642 (Boxer); 5 co-sponsors

“To ensure that the underwriting standards of Fannie Mae and Freddie Mac facilitate the use of property assessed clean energy programs to finance the

installation of renewable energy and energy efficiency improvements”

  Legislation would require Fannie Mae and Freddie Mac to issue PACE underwriting standards that are consistent with US DOE guidelines

Legislative Strategy   Four key steps

–  Make a priority for Congress overall –  Oversight committee support

 Senate Banking Committee (Sen. Dodd)  House Financial Services Committee (Rep. Frank)

–  Republican co-sponsors in House and Senate –  Attach to appropriate vehicle to get done this year

  How to help –  Sample resolutions and other materials at: www.pacenow.org –  State/Local Governments

 Adam Byrnes, adam@renewfund.com, 510-350-3733

Solutions for the Interim

  CEC is proposing a clearinghouse of finance options that will include secured and unsecured products

Energy Upgrade California 

The Program 

•  State‐wide energy and water efficiency and renewable energy genera7on retrofit program for single‐ and mul7‐family residen7al and commercial buildings 

•  Collabora7on between Energy Commission, Public U7li7es Commission, u7li7es, local governments and private sector 

•  One‐stop resource for informa7on on building retrofit benefits, financing and incen7ves, finding a qualified contractor, workforce training and home energy ra7ngs 

•  Coordinates federal, state, u7lity and local government retrofit program outreach, incen7ves and contractor and par7cipant qualifica7ons 

•  Creates a founda7on for AB 758 and Home Star 

Energy Upgrade California Financing Program 

•  Administered by California State‐wide Community Development Authority 

•  Compe77ve solicita7on will be offered for interested financial ins7tu7ons offering residen7al and commercial retrofit loan products 

•  Low rates expected as the program will offer standard underwri7ng, comprehensive program roll‐out (contractor qualifica7on, quality assurance, etc.) and bundling of State‐wide building stock 

•  Offered State‐wide through Energy Upgrade California web‐site applica7on, subsidized with interest rate buy‐down and loan loss reserve in leadership coun7es that commit local resources 

Annie Henderson | annie@renewfund.com | (510) 451-7911