Another question for Elizabeth or maybe Peter in particular since I think he talked about the best practices at the end, the importance of introducing Commercial PACE at certain financing points, during the recapitalization periods in particular, and if you kind of miss that window, then property owners are gonna be reluctant to go down that path again. EEFA's long-term vision is that really to catalyze equitable access to clean energy resources for everyone. This by not having to take money out of pocket, no dollars out of pocket, any benefit whatsoever becomes an additional add-on to the economics of the project. Chris, we'll give you the last word if you have anything to add on how to do outreach with prospective developers to originate projects. There are enough projects in the pipeline that you can look to the next major refinancing event and incorporate PACE planning in that. So I do have just a couple of case studies to share. Next slide please, Monica. And there are an increasing number of PACE providers that are that recognize that the success of any participant at this stage in market development is a success for all, and we encourage all to share their successes and let others know. And we who've bullied others. It just simply says above code, and so like I said, for the most part we do see those improvements get more than just a little bit above code. This one really worked out to where we had a very high involvement from the actual city because it the property itself, I won't bore you with a lot of the details, but basically there were three parcels that this project actually was built on. And what best practices and case studies are available? We are committed to providing reasonable accommodations for all qualified individuals with a disability. We celebrate diversity in our workplace, and all qualified applicants will receive consideration for employment without regard to age, ancestry, color, family or medical care leave, gender identity or expression, genetic information, marital status, medical condition, national origin, physical or mental disability, political affiliation, protected veteran status, race, religion, sex (including pregnancy), sexual orientation, or other legally protected characteristics. All right, I think we're good to get started here. It must always accrue and continue over the life of the financing. Peter Adamczyk: I am am I here? We encourage open Commercial PACE. So in all of our work in energy efficiency we see many, many barriers to anyone taking action. This is anecdotal but for sure we talked to people about the challenges of I mean, this is the split incentive that Elizabeth was talking about earlier.
Energy Efficiency for All oh, Sean did such a good introduction job we're just gonna blow past these 'cause he already took care of all that. Next slide, please.
One of the things about Bricker and Eckler, we are a law firm. There are other cycles with other types of properties. As a reminder, the purpose of the Commercial PACE working group technical webinar series is to provide in-depth technical knowledge about program elements to state and local participants in DOE's C-PACE working group, and in particular we task the market experts and those with a lot of case study experiences to frequently speak on these webinars, and that's exactly what we've got for you here today. But this is a great resource, especially for kind of one spot to grab four different states here in the Midwest. And when you think about the disruption and innovation, we really are, we are turning the industry upside down. Beautiful lesson. That's clearly still valuable and will have a long shelf life. How can Commercial PACE address those challenges? And those we try to avoid. But so I just wanted to kind of show this so everybody's kind of familiar with what we're doing, in case you hadn't seen this one. Prioritizing PACE projects at minor financing points, _____ capitalizations to minimize what the jargon is brain damage.
The value proposition of PACE is that it's structured to recoup savings through avoided energy costs, and that that is presumed to be the means by which the cashflow will arise to repay the financing.
So we're always kind of happy and thinking about that. You know, my firsthand experience has seen that once a developer has used PACE in this context once, they're continuing to use it multiple times. HUD says that something is affordable if a family that is making 60 percent of area median income can afford it with 30 percent of their income. If you can do a longer term, you can make the payments for any period of time more affordable," with a very important caveat to don't exceed the useful life of the energy measures. Those we trust.
The report that you see on the screen was written while Peter and I were both at VEIC, the Vermont Energy Investment Corporation. I don't recall the exact number off the top of my head now, but let's say it was something close to this. And what that means is that people looked at this potential financing, saw it as economically reasonable. Slide? It is a really powerful video and very relevant issue! Specifically state and local Commercial PACE program sponsors are interested in making sure their programs serve multifamily housing. Yes, I can't say I totally understand that, but I appreciate the insights. Great. Prior to that he worked for 23 years in senior investment and finance positions in San Francisco, London, and New York. Thanks a lot for that opportunity!
And so I just feel that as PACE continues to spread and more developers understand this, because you know, now in this context once a developer really sits down and maybe they're working with their CFO or whoever's handling their financials, it frankly doesn't matter what's kind of above that bottom line where you get to a weighted average. I guess one thing I would mention about myself, that I do have experience with regard to PACE in Kentucky and PACE in Ohio, so that's kind of the market territories where I'm most familiar.
Love this lesson and the video thanks once again, Kieran!
That's how so, you know, the 20 percent of that is where they arrived at the $5.5 million. Our report mentioned the local development corporations, the example being Energize New York, and the benefit of them being able to complete smaller projects, whereas some of the other PACE financing did have some pretty substantial minimum project requirements. Im glad the video has worked well with your students. So it is an expense sheet item, in summary. And so it would be great to continue to kind of have an eye on increasing the efficiency of the building envelopes from an efficiency standpoint. The reason for this is that it can be a red flag. What you're gonna be hearing about was completed in 2018 and so some of the data we tried to update a few data points here and there, but some of the data are from that point in time because that was sort of the _____ point of the data in the report. The LEAD tool allows users to understand the relationship between energy costs, income, and housing stock at the census-tracked, city, or state level. We've got three expert presenters on today's call, each talking approximately 20 minutes, and I will introduce them independently shortly. Just the economics of it were different, so that's something to consider, if that's available in your locality. Have you seen PACE displace equity?
So we're certainly happy about that. So let's get to the introduction of our speakers. So how did they arrive at that $5.5 million amount specifically?
Hi Linda, This ESL lesson plan is designed around a short video titled All That We Share by Danish TV channel TV2Danmark. I thought that was an interesting anecdote. As Elizabeth mentioned, longer-term has more impact on cashflow than the interest rate.
It's a very thorny issue. Next slide, please. There seemed to be a lot of juicy examples in there and important takeaways that folks can reference for the next at least five to ten years as this market takes off. In addition to the data in PACENation, we also did an enormous amount of outreach to program administrators of active programs. And I would just kind of add one of the things I've kind of taken away is that, yeah, maybe there is more of a small kind of working group that approaches these entities, rather than just kind one individual or one entity at a time to help move this along. We who've been bullied. So we share the same value and we care about each other. Language level: Intermediate (B1) Upper Intermediate (B2), Activity: talking about communities, watching and discussing a video, Language: Vocabulary related to communities.
Kieran. And one of the interesting things that we found in this project and also in some others was that the bank that had the existing financing or that had some of the existing financing on the building expressed a great deal of interest, and in at least one case actually did provide the financing for the PACE super-senior tax assessment. SPEAKER 7: We learn every day.
Another really important issue in the whole area of financing and multifamily affordable housing energy efficiency is the complexity of financing already in place or being put in place. Were there requirements on that? EEFA started about six years ago and it has done enormous amounts of work on the advocacy front, on the research front, and specifically even on the project front in the 13 states and jurisdictions that are highlighted on the map there. Had they initiated programs? Im delighted you like the lesson so much. That is my contact information.
It is an annually-occurring tax liability, which appears each year when you get your tax bill. PACE is based on equity, not future income. One of the things that we noted was that HUD properties were notable by their absence in these early projects. Very few of those deals, 15 so you can do the math; that's a quick calculation; it's a really a small number involved the multifamily affordable housing sector.
That obviously one would think would not apply to most multifamily affordable housing situations, which have much longer ownership terms.
So we've just shown some of the numbers, and new construction certainly is kind of playing the way here to _____. Well, most Commercial PACE enabling legislation generally includes multifamily housing as an eligible property type, and this is usually defined as four or more dwellings. But I can tell you that from the firsthand experience is that once the property owner comes in and understands that there are some energy efficiency requirements, even though in Ohio and Kentucky unlike some other states where we do not having a savings to investment ratio requirement, I can tell you that they certainly start to think more about the energy savings component of these developments when PACE is involved. So the complexity of the deals, what we also call in affordable housing this is lasagna financing, that there's just layer on layer on layer, and trying to fit Commercial PACE in is a real art. The response has been astonishing so far! This is just one example of the types of outputs the LEAD tool can generate. Next slide? So if you think of opportunities for energy efficiency, it can happen on a discretionary basis or it can happen at the time of systems upgrade or building upgrade. The absence of technical support was a big one, that as these projects were getting started very often it was difficult. Hi Tatiana, I always tell the team we cant do this by ourselves. But for the most part multifamily is considered an eligible property type under Commercial PACE enabling statutes. What does that mean? So this one is the if it wasn't the first, it was certainly one of the first multifamilies to occur. You know, so I think it's incumbent at the end of the day to have programs really kind of promoting more high efficiency, if that is what they're wanting to see. PACE was originally designed to meet a specific need, and that specific need was a recognition that many people do not do energy improvements on their own buildings, whether residential or commercial, because they're concerned that they will not be in the property for many years to come and that the savings that they enjoy might just cover the cost of doing the projects and they won't be around to reap that benefit. So even within metered structures when it seems like there's a split incentive, in subsidized affordable housing it can get even more loop-the-loop and it can turn around and be a non-split incentive, just to make it really complicated. And in this case that's just the benefit of PACE being involved, in addition to really what Peter and Elizabeth had shown in previous slides in those capital stacks.
Well, let's start by taking all of those barriers and then load a whole 'nother set on top, and that's what you see on the screen.
Chris Jones from Bricker and Eckler will walk us through a case study from one of the first projects meeting this definition and he'll share some experiences and some lessons learned as well as pitfalls to avoid from his experience in Ohio.
And then, as I said prior, we've got close to 20 minutes for Q&A towards the end of our 90 minutes. Sometimes the programs had all the financing in place and yet they didn't have the technical expertise in place, the project management expertise, the all the things that need to happen to make the project go forward, not necessarily make the deal go forward. So in the event there's a transfer of ownership, the new owner takes on the remaining obligation to pay, which makes sense because they're also continuing to benefit from the reduced operating expenses and savings. In their role of looking out for the existing financial institutions and their involvement in financing, they required that any existing mortgagees have sufficient notice and time to in the event that there was a problem that they could step in. People don't have the bandwidth. Thank you for sharing! We're gonna give folks another minute or two to log on and get situated and we'll get started soon. And it lowered the operating expense of the building and thus improved the underlying economics of the borrower. They absolutely recognized that there were many projects that came up short just the way the example we went through did, and they welcomed us. And so that is really kind of the hook, so to speak, on where new construction projects have really incorporated PACE.
Chris will present this case study and other experience to take away from Ohio on his remarks today. What that means is under no circumstances can the remaining balance of the financing become due and payable immediately. Two of the parcels were actually city-owned, and so what happened there was that the city actually acquired the third parcel and then ended up doing a ground lease to the developer.