Clean solar electricity and solar hot water system installed on a home in Porter, Maine

Many people ask us how solar affects a home’s resale value.  The quick answer – solar can be a huge asset when it comes time to sell your home, though there are a variety of considerations you should take into account.

Lower Utility Costs Equal Increased Value

Let’s look at the purely rational economics of a solar energy system.

In the 1998 Evidence of Rational Market Valuations for Home Energy Efficiency report (link, PDF Download) by The Appraisal Journal there’s a section they call the “Rational Market Hypothesis” which describes the relationship of market value to energy savings.

Using fixed (and very conservative) utility costs savings, compared to the cost of the investment, they are able to project an economic value for energy improvements:

Fuel costs may be considered just one of many complex factors affecting the decision to buy a home, but the same can be said about other determinants of home value—from number of bedrooms to the quality of local schools. In a rational, competitive market, the value of energy efficiency, like the value of any other housing characteristic, should reflect its marginal value to home buyers. If home buyers expect stable fuel prices, then the marginal value of energy efficiency in recent years should be $10–$25 for every dollar reduction in annual fuel bills. (emphasis added)

Note that this 1998 report reflects a very different energy situation than what we face today.  We would now argue that the $10–$25 value increase per dollar of reduction in annual fuel bills is only a starting place, as home buyers should NOT expect stable fuel prices for the future.

Over the life of a 30 year mortgage, the fuel cost/utility savings will rise dramatically as fossil fuel heating and energy resources become increasingly scarce.

In addition, purchasing solar electric is particularly attractive right now because solar panel prices have reached record lows, so the payback time is greatly reduced.

Solar as an Attractive House Feature

There is huge emotional value to a solar hot water or solar power installation in addition to the purely logical economic argument.  A renewable energy system makes a strong statement about your commitment to sustainability and the environment, which is increasingly desirable in the marketplace.

In a down market, a solar system may be the differentiator that makes your house attractive to potential buyers.

An recent article on sunpluggers.com featured a subdivision in Northern California that is using solar panels in its homes as a way to differentiate itself.

How successful is it?

“We are the bestselling project in the market right now,” [Hal Woods, president of privately owned CenterStone Communities] says. “All of our Phase 1 and Phase 2 are sold out. We expect to have the project complete in the spring of 2010. A number of other builders are scouting us and looking at the success that we’ve had.”

While the attractiveness of a solar system will vary depending on your location and potential buying pool, it stands to reason that interest and excitement about renewable energy will only grow in the future as the need to move away from fossil fuels becomes more critical, and all things “green” become more mainstream.

Both solar hot water and solar electricity are proven, mature technologies that will provide a payback for you as long as you live in your home, and a more competitive position should you need to sell your home.

Like all investments, the earlier you put solar on your house, the sooner you will reap the rewards.  As we sometimes say, payback doesn’t actually start until the system is installed!

A solar power project completed this week in New Hampshire – clean energy is ready to go!

In his first official State of the Union address, President Obama offered a rousing challenge to Congress to get to work on a variety of issues – jobs, security, health care, and the transition to a clean energy economy.

With 2009 behind us, but its challenges far from over, Obama took an approach that was urgent, while at times light-hearted, as he analyzed the country’s problems and his suggestions for implementing change.

We were pleased to see “clean energy” make it into the speech some dozen times, though Obama mentioned “solar panels” only once.

Here’s our take on some of the key points raised during the State of the Union address:

• Obama Lauds Success of Recovery Act
  

  “Because of the steps we took, there are about two million Americans working right now who would otherwise be unemployed. Two hundred thousand work in construction and clean energy”

  Obama put a lot of effort into defending the actions necessary in 2009, both the unpopular bank bailout and the ongoing American Recovery and Reinvestment Act (ARRA), aka the Stimulus.

  While Obama’s focus on clean energy jobs was on the manufacturing side – he mentioned both “the California business that will put a thousand people to work making solar panels” and a need to create “new factories that manufacture clean energy products,” the Stimulus also has had a big positive effect on those who install those panels thanks to financial incentives that were part of ARRA.

• Obama Sees Clean Energy as the Route to Tomorrow
  

  “We can put Americans to work today building the infrastructure of tomorrow … There’s no reason Europe or China should have the fastest trains, or the new factories that manufacture clean energy products… I know that there are those who disagree with the overwhelming scientific evidence on climate change. But here’s the thing — even if you doubt the evidence, providing incentives for energy-efficiency and clean energy are the right thing to do for our future -– because the nation that leads the clean energy economy will be the nation that leads the global economy. And America must be that nation.”

  Obama seemed very cautious about making the environmental case for a switch to a clean energy economy, instead rooting his argument in the need to create very real clean energy jobs.

  While we couldn’t agree more, and laud Obama for finding common ground, it’s a bit disappointing that the very real crisis facing our planet is still a point of argument.

  The reality is that regardless of the state of the economy, we need to make a move to clean energy now as an act of survival.

  That Obama was cautious to acknowledge this threat points to an even greater challenge of worldview we still have to resolve.

• Getting There – Incentives and Innovations
  

  “We should put more Americans to work building clean energy facilities and give rebates to Americans who make their homes more energy-efficient, which supports clean energy jobs. … Next, we need to encourage American innovation. Last year, we made the largest investment in basic research funding in history, an investment that could lead to the world’s cheapest solar cells or treatment that kills cancer cells but leaves healthy ones untouched.”

  Again, Obama mentions investment in research as a major player in the move to a clean economy. While we agree, the reality is that there are plenty of technologies that are already here which are reliable, affordable, and available.

  Both grid-tied photovoltaics and solar hot water are energy investments that make economic and environmental sense.

  We’re eager to see what Obama plans to offer with “rebates to Americans who make their homes more energy-efficient,” and wish we’d heard something about a feed-in tariff.

• The Economy of Old – Nuclear, Oil, and Gas?
  

  “But to create more of these clean energy jobs, we need more production, more efficiency, more incentives. And that means building a new generation of safe, clean nuclear power plants in this country. It means making tough decisions about opening new offshore areas for oil and gas development. It means continued investment in advanced biofuels and clean coal technologies. And, yes, it means passing a comprehensive energy and climate bill with incentives that will finally make clean energy the profitable kind of energy in America.”

  After so much invigorating news from Obama, it was disappointing to hear his last word on energy mention nonrenewable sources of energy.

  While it may be necessary to find some common ground with Republicans to move the overall initiatives forward, we still disagree that more power plants and “clean” coal are the best way to build the nation’s infrastructure.

Disappointments aside, it’s encouraging to see how large a role clean energy fits into Obama’s plans to move the country back into recovery.

As Obama acknowledged, we have some mighty challenges ahead of us, but the technology is here to move to a clean economy.

What is difficult is mustering the will to act.

On Tuesday February 17th, 2009, President Obama signed the American Recovery and Reinvestment Act. This 787 billion dollar bill, devoted to tax cuts and infrastructure projects, will allocate 40.75 billion dollars toward clean energy applications.

According to the New York Times ‘the Obama administration is poised to start a huge program to develop renewable energy sources – and at the same time, it hopes, create jobs, limit pollution and narrow our trade imbalance’.

The stimulus package includes efforts to support loans for renewable energy and electric transmission technologies, provide funds to convert federal buildings into high performance green buildings, and provide greater tax credits for clean energy projects at both the residential and commercial levels. According to the magazine Renewable Energy World ‘for residential renewable energy systems, the act removes all caps on the tax credits, which equal 30% of the cost of qualified solar energy systems, geothermal heat pumps, small wind turbines and fuel cell systems. The act also eliminates a reduction in credits for installations with subsidized financing.’ The Solar Energy Industries Association includes that not only does the new provision lift the $2,000 cap, providing a full 30 percent credit for qualified solar water heating properties, the credit may also be claimed against the alternative minimum tax.

Eliminating the cap for solar hot water systems will help make an investment more affordable and decreases the amount of time it takes for these systems pay for themselves through energy and fuel savings. Solar hot water systems are often considered the lower hanging fruit when compared to other renewable energy technologies. Solar thermal systems are generally less expensive than other renewable energy options and are an efficient and effective way to reduce the amount of energy you use. Referring to reducing energy usage, a recent New York Times editorial says that ‘after conservation, one of the most effective and efficient steps the government can take is to encourage the use of solar hot-water systems — a well-developed and relatively low-tech method for using the sun’s energy.

‘Solar hot water systems are not as well known as the electricity-generating solar panels that use photovoltaic cells to gather energy. But hot water systems are more efficient than photovoltaic systems and can create the same amount of useful energy with fewer panels. Water heating accounts for a large share of a home’s energy use — typically the largest share after heating and cooling.’

The changes to the tax credit for solar hot water in the stimulus bill match the federal tax credit already in place for solar electric (PV) systems. At the start of 2009 the $2,000 cap was lifted for residential solar electric installations, making the available tax credit 30% of the installed cost of system, after any applicable state incentives.