Displayed below is a list of Frequently Asked Questions (FAQs). Click on the “>” icon associated with each question to view the answer.
Colorado Commercial Property Assessed Clean Energy (C-PACE) is a financing program for commercial, industrial, agricultural, non-profit and multifamily (with 5 or more units) properties. Colorado C-PACE enables building owners to finance 100% of eligible energy efficiency, renewable energy and water conservation improvements with repayment terms of up to 20 years.
Repayment is facilitated through the County property tax assessment process. A voluntary assessment (similar to a sewer district assessment) is placed on the building owner’s property tax bill. The assessment is repaid over the financing term (up to 20 years) and the annual energy cost savings will, in most cases, exceed the annual assessment payment. As a result such projects are typically cash flow positive in the first year. Because the C-PACE assessment obligation runs with the property, the assessment automatically transfers to the next owner when the property is sold.
Colorado C-PACE project financing is repaid via a voluntary assessment (lien) placed on the property by the County tax assessor and assigned to the financial institution that provides financing for the energy efficiency improvement project. Since the Colorado C-PACE assessment has priority lien status, similar to a sewer assessment, the existing mortgage holder will be asked to provide its consent to the Colorado C-PACE financing. Such consent is entirely voluntary on the part of the mortgage holder.
There are multiple steps that will involve the mortgage holder:
- Once a building owner determines that a building modernization project may enhance their building’s asset value (collateral) and cash flow (improved mortgage repayment ability), he or she will seek a preliminary meeting with the mortgage holder to review the opportunity.
- At this first meeting, the owner and the C-PACE program administrator will describe the program’s requirements and answer any questions. In particular they will discuss the 3rd party technical review process to validate the projected energy savings and related key financial metrics associated with the project.
- Assuming the mortgage holder does not object, the Colorado C-PACE program administrator will collaborate with the owner and the owner’s C-PACE registered contractor to develop and optimize the project to ensure it meets program requirements. See C-PACE Program Guidelines for more information.
- The project development and optimization process includes the creation of a Colorado C-PACE Project Finance Report. This report is the culmination of a comprehensive process that includes input and reviews by the owner, contractor and the program administrator. The end product is a carefully designed, optimized project that meets all the requirements of the program.
- At a second meeting with the mortgage holder this Project Finance Report will be reviewed in detail and a formal request for consent will be made by the owner.
The majority of Colorado C-PACE projects generate positive cash flow based on the energy savings. For this reason Colorado C-PACE projects typically have a positive impact to a mortgage holder’s key questions – What is the project’s impact to:
- Borrower’s repayment ability
- Collateral value
To support mortgage holder project evaluations, the Colorado C-PACE program administration team provides an independent 3rd party review of the technical and financial projections. Such review is consistent with industry best-practice methodology as defined in the Environmental Defense Fund’s Investor Confidence Project protocol. Moreover, the Colorado C-PACE team leverages its proven project optimization tools and extensive “project experience” databases to facilitate quality assurance across the project development life cycle.
Given the cash flow generating characteristics of Colorado C-PACE projects, over one hundred mortgage lenders nationwide have consented to Colorado C-PACE projects as of October 2015. See a list of consenting lenders from a PACENow December 2016 Lender Consent Study.
Under the Colorado C-PACE Statute (C.R.S. 32-20-101 et seq.), the C-PACE special assessment is subject to the same penalties and the same procedures (up to and including a tax lien sale) in the case of delinquency as is provided for through ad valorem (i.e. property) taxes. The C-PACE assessment has priority over all private liens on the property, is of equal priority to other special assessments, and is junior in priority to general property taxes.
The statewide Colorado C-PACE program was launched by Colorado’s New Energy Improvement District (NEID), which was created by the Colorado Legislature in 2014. In 2015 NEID, through a competitive bidding process, selected Sustainable Real Estate Solutions, Inc. (SRS) to be the Colorado C-PACE program administrator.
Colorado C-PACE solves many of the financial hurdles facing property owners wanting to modernize their building and install energy and water efficiency improvements:
- 100% financing for up to 20 year term (no out-of-pocket costs)
- Competitive, fixed interest rates
- Qualification for financing is based on the building’s financial health, not the owner’s personal credit or personal guarantees
- Decreased utility expenses from reduced electricity, fuel and water usage produce cash flow positive projects
- C-PACE assessment payment obligation transfers to the new owner when the property is sold.
No. Colorado C-PACE uses private capital to fund every project. Visit the Capital Providers page of this website for a current list of capital providers participating in the Colorado C-PACE program. The costs to administer the program is paid by program participants through a Program Administration fee that is included in the total cost of each project.
Building owners are encouraged to consult their accountants on this matter.
There has been no specific ruling by the Financial Accounting Standards Board on this issue.
Upon closing of Colorado C-PACE financing, the program administrator instructs the county tax assessor to record an assessment (lien) on the county land records
Yes. Using a Colorado C-PACE financing is completely voluntary. Owners that choose not to participate remain unaffected.
Qualifying for Colorado C-PACE financing is primarily based on:
- The property’s estimated market value (assessed or appraised)
- The amount of the property owner’s equity in the property, e.g. loan-to-value %
- The property owner’s recent mortgage and property tax payment history
- The dollar value of the proposed energy and/or water-saving improvements.
Visit the Participating Counties page of this website for a current list of counties participating in the C-PACE program. The program administrator can accept Pre-Qualification Submission Forms ONLY from owners with properties located in a county that has opted into the Colorado C-PACE program. If you have questions about getting any county to join Colorado C-PACE, email us at firstname.lastname@example.org
Colorado C-PACE projects typically range from $200,000 to over $1.0 million. Constraints on the amount of Colorado C-PACE financing is driven by the financial health of the building and include:
- Building financial statement review,
- Loan-to-value percentage (<80% LTV is preferred), and
- Other considerations of the mortgage holder.
To ensure the best possible terms, including interest rate and other fees, the building owner will typically review term sheets from multiple Colorado C-PACE participating private capital providers. Upon review of financing term sheets the owner will select “best-fit” financing for their project.
Repayment periods can be 10, 15, or 20 years, depending on the owner’s preference, and are limited by the weighted average effective useful life (EUL) of the financed improvements.
Property owners are encouraged to pursue available Federal Investment Tax Credits (ITC), utility rebates and any other incentives. All or a portion of total incentives may be subtracted from the amount financed under the Colorado C-PACE Program.
Each Colorado C-PACE participating private capital provider will set their own terms, including pre-payment, in their financing agreement with the building owner. It is common for most C-PACE capital providers to include a pre-payment fee schedule.