What Is PACE (Property Assessed Clean Energy)?
Property Assessed Clean Energy (PACE) is an innovative financing mechanism designed to help property owners fund energy efficiency and renewable energy projects. By allowing property owners to finance improvements through property tax assessments, PACE makes it easier to invest in sustainable upgrades without the burden of upfront costs. This program is beneficial for both residential and commercial property owners seeking to enhance their properties’ energy efficiency and reduce utility costs.
How PACE Financing Works
PACE financing operates by providing property owners with 100% upfront funding for eligible projects. This funding is repaid over time through an additional charge on the property tax bill. The key features of PACE financing include:
– Upfront Funding: Property owners can undertake significant improvements without initial capital investment.
– Repayment Structure: The repayment period typically spans 10 to 30 years, allowing for manageable annual payments that align with the savings generated from the improvements.
– Transferability: Since the financing is tied to the property rather than the individual owner, any outstanding balance can be transferred to new owners if the property is sold, making it attractive for both sellers and buyers.
Types of Projects Eligible for PACE Financing
PACE financing can be used for various types of projects, including:
– Energy Efficiency Improvements: Upgrades such as insulation, energy-efficient windows, and advanced heating and cooling systems.
– Renewable Energy Projects: Installation of solar panels, geothermal systems, and other renewable energy technologies.
– Water Conservation Measures: Systems designed to conserve water, including efficient irrigation systems and low-flow fixtures.
– Resilience Projects: In some programs, projects aimed at enhancing a property’s resilience to environmental challenges (e.g., flood protection) may also qualify.
Benefits of PACE Financing
The advantages of PACE financing are numerous:
– No Upfront Costs: Property owners can initiate projects without significant initial expenditures.
– Long Repayment Terms: Extended repayment periods make it easier for property owners to manage their finances while benefiting from energy savings.
– Increased Property Value: Energy-efficient upgrades can enhance property value while simultaneously reducing operating costs.
– Transferable Financing: The ability to transfer the assessment to new owners can facilitate property sales.
Types of PACE Programs: Residential and Commercial
PACE programs are generally categorized into two types:
– Residential PACE (R-PACE): Targeted at homeowners looking to make energy-efficient upgrades. R-PACE programs are available in select states like California, Florida, and Missouri.
– Commercial PACE (C-PACE): Aimed at commercial properties, including office buildings and multifamily housing. C-PACE programs are more widely available across many states.
Each program operates under specific local and state regulations, which may vary in terms of eligibility requirements and project types.
Key Considerations and Potential Drawbacks
While PACE financing offers many benefits, there are important considerations:
– Eligibility Requirements: Not all properties qualify; factors like current property tax status and local program availability play a role.
– Repayment Terms: Understanding the specific terms of repayment is crucial as they can vary significantly between programs.
– Impact on Future Financing: Properties with a PACE lien may face challenges when refinancing or selling, particularly since PACE loans create a super-priority lien that takes precedence over traditional mortgages.
– Consumer Protection Concerns: There have been criticisms regarding inadequate consumer protections in some PACE programs, leading to potential issues with contractor performance and transparency in loan terms.
FAQs
– How does PACE financing differ from traditional loans?
– Unlike traditional loans that require credit checks and upfront payments, PACE financing is based on property equity and is repaid through property taxes.
– What types of properties qualify for PACE financing?
– Both residential and commercial properties can qualify, depending on local program regulations.
– What are the repayment terms for PACE financing?
– Repayment terms typically range from 10 to 30 years, depending on the specific program and project costs.
– Is PACE financing available in all states?
– No, availability varies by state; currently, more than 35 states have enacted legislation enabling PACE programs.
Conclusion
PACE financing represents a valuable tool for property owners looking to invest in sustainable improvements without incurring upfront costs. With benefits such as long repayment terms and increased property values, it encourages energy efficiency and renewable energy adoption. However, potential participants should conduct thorough research on local PACE programs to ensure they align with their financial goals and understand any associated risks.

Kyle Whyte is a notable scholar and professor at the University of Michigan, holding positions such as the George Willis Pack Professor in the School for Environment and Sustainability and Professor of Philosophy. Specializing in environmental justice, his work critically examines climate policy and Indigenous peoples’ ethics, emphasizing the nexus between cooperative scientific endeavors and Indigenous justice. As an enrolled Citizen Potawatomi Nation member, he brings a vital perspective to his roles as a U.S. Science Envoy and member of the White House Environmental Justice Advisory Council. His influential research is supported by various prestigious organizations including the National Science Foundation, and disseminated through publications in high-impact journals. Kyle actively contributes to global Indigenous research methodologies and education, with affiliations to numerous institutes and societies dedicated to traditional knowledge and sustainability. Recognized for his academic and community engagement, Kyle has earned multiple awards and served in various visiting professorships. His efforts extend to leadership positions on boards and committees focused on environmental justice nationwide.