There are more than 23 million market-rate and subsidized affordable multifamily housing units in the U.S. which collectively produce 107 million metric tons of greenhouse gas emissions annually. Financing decarbonization projects--electrification, energy efficiency, and renewable energy --in multifamily buildings can be challenging due to the sector’s diversity, complexity, and unique characteristics. However, there are a range of financing mechanisms and funding resources available to providers committed to decarbonization.
IntroductionThis primer serves as a step-by-step guide for identifying financing solutions that work for multifamily providers committed to decarbonization. As part of the Better Buildings Financing Navigator, the multifamily housing primer equips sector leaders with the knowledge and tools to evaluate opportunities and solutions in the market. It provides information to highlight financing structures applicable for both market-rate and subsidized affordable multifamily buildings while helping to navigate common barriers and considerations for successful projects.
Common Barriers to Energy Financing Advantages and Downsides PROJECT ECONOMICSElectrification is a key component of decarbonization, but the economics of electrification projects are not always as clear as energy efficiency projects due to the physical limitations of buildings that require additional scope to address, utility metering and billing, upfront costs and payback, and the variability of utility pricing.
COMPLEXITYSafely and efficiently providing heating, cooling, hot water, and electricity to many individually controlled spaces within a single building requires a thoughtfully designed mechanical system. Project standardization is difficult because of the wide variability of these systems among buildings.
COMPETING PRIORITIESMultifamily properties have a range of competing priorities—including maintenance, staff salary, insurance, and other expenses—that require funding from capital and operating budgets.
EVOLVING FINANCING LANDSCAPEMost multifamily owners lack the staff capacity or expertise to navigate the evolving energy financing landscape, which may prevent owners from exploring potential projects or maximizing project scopes.
Financing ConsiderationsIdentifying the motivations for pursuing a decarbonization project will inform the scope, goals, and desired outcomes.
Recognizing additional advantages beyond the primary goal of decarbonization contributes to a more holistic understanding of project drivers.
Everything from the size of a project to timing, tax, and regulatory implications can impact the type of funding best suited for a decarbonization project. Reviewing these considerations can help multifamily providers think through a financing approach and implementation plan.
Determining the scope of a project and phasing of work while balancing desired outcomes with potential impacts on building operations is a considerable undertaking. Establishing a plan for how a project will be financed and repaid is another key factor in the decarbonization process.
Owners of multifamily properties may look to traditional financing options such as leases and loans to cover the upfront costs of decarbonization like energy efficiency or renewable energy projects. Most leases and loans are secured, meaning that the debt is backed by some form of collateral (generally the building or energy equipment) in the event of a default. These financing options traditionally require obtaining consent from existing lenders on the property. Unsecured leases and loans are sometimes available, but interest rates for these options are higher.
LOAN OR DEBT FINANCING
Multifamily providers may use debt or loan financing to fund decarbonization improvements directly. It is common to use loan proceeds from a mortgage refinance to fund capital improvements, including energy efficiency and decarbonization projects. If mortgage refinancing is not an option, a subordinate loan, also called a junior lien, from your mortgage lender or another bank is an option to finance the improvements. These loans are collateralized or secured through the real estate asset, which helps to lower the cost of financing. Community Development Financial Institutions (CDFIs) and other mission-based lenders are actively funding projects in the multifamily space. Many may be able to provide technical assistance or grant funding to lower the cost of project financing. Read more.
GREEN MORTGAGE
Green mortgages have preferential lending terms and typically come with lower interest rates or higher debt-to-income limits to incentivize improving energy and water efficiency. These mortgages are available to building owners who can demonstrate that a property meets verified energy efficiency standards. HUD offers various programs and resources, such as a mortgage insurance premium discount for properties retrofitted to a certain standard for market-rate and privately owned affordable housing. Fannie Mae and Freddie Mac also offer loan programs for qualifying multifamily owners.
EQUIPMENT FINANCING
Projects that include the installation of one large piece of equipment or multiple applications of the same technology could consider equipment leases or loans as a financing option. Loans or leases for specific equipment are available in a variety of applications, including directly through vendors and installers. Leasing is also a popular option when combined with an agreement for the vendor to operate or maintain the equipment. Read more.
Specialized financing mechanisms are available to help overcome upfront costs and other financing barriers that have historically stalled or limited uptake for building decarbonization. Commercial lenders offer some of these products, as is the case with Commercial Property-Assessed Clean Energy (C-PACE) financing, but energy performance contracts or service agreements are typically provided by firms specializing in project design and installation in addition to financing. These products are different than traditional financing options because they require different types of collateral or are unsecured “off-balance sheet investments”.
COMMERCIAL PACE
Commercial Property-Assessed Clean Energy (C-PACE) is a financing structure in which building owners borrow money for energy efficiency, renewable energy, or other projects and make repayments through an assessment on the property tax bill. The financing arrangement remains with the property even if it is sold, facilitating long-term investments in building performance. Private investors or government programs may fund C-PACE, but it is only available in states with enabling legislation and active programs. Due to the position of the C-PACE lien ahead of the mortgage in the capital stack, consent from existing lenders is required and, in some markets, has been challenging to obtain. Read more.
ENERGY PERFORMANCE CONTRACT
Energy performance contracts (EPCs) are an option to implement and finance energy upgrades under one contract and are best suited for larger projects ($5 million or more). Under an EPC, a provider coordinates installation, maintenance, and financing of efficiency improvements for a building (or portfolio of buildings) and is paid from the associated energy savings or a pre-determined fee. EPCs have gained traction in public housing authority properties where projects are repaid through operational savings, avoiding the need for debt-based financing. However, most EPCs are financed by an “on-balance sheet” loan or lease provided by the EPC provider or a 3rd party. Read more.
ENERGY SERVICE AGREEMENT
An energy service agreement (ESA) is like an energy performance contract such that it provides a vehicle to install and finance upgrades. However, it is designed to be an “off-balance sheet” financing solution, with regular payments treated as an operating expense. The ESA provider retains ownership of the equipment for the duration of the ESA term and pays for maintenance to ensure reliability and performance. At the end of the contract, the customer can elect to purchase the equipment or extend the contract. Read more.
POWER PURCHASE AGREEMENTS
Multifamily building owners may use a power purchase agreement to buy the electric output from an onsite energy generation system (e.g., solar PV or geothermal systems) installed, owned, and operated by a third-party developer. Some affordable multifamily building owners are launching their own solar PPAs to take advantage of tax credits and income from the sale of resilient electricity to residents. Read more.
In addition to financing, funding opportunities are available to support project development and lower capital costs. These often take the form of grants or rebates. Below are resources that track federal, state, and local funding opportunities. Program deadlines and eligibility requirements are subject to change, so check with local administrators for updated information.