This post is part of a new series on the Genworth MI Blog: Ask a Regional Underwriter (Ask an RU for short!)
Solar power is gaining momentum in the U.S., and we’re moving towards incorporating this cleaner, more efficient source in many areas of our lives, including our homes.
Solar energy technology has come a long way in the last 100+ years: solar cell technology was first produced in the late 1800’s, and solar panels as we know them today were created in 1954. Solar power has been part of some amazing feats, including the first round-the-world solar-powered flight in 2016 and the construction of the largest solar-powered railway bridge in London, England.
The good news is solar power has become more accessible to the average consumer, and more homeowners are incorporating solar panels into their homes. In the U.S., California is leading the pack with over one million solar units installed in homes as of 2019. This number is growing, especially with recent California legislation requiring most new construction homes, built January 2020 and onward, to incorporate solar energy measures. Many states have incorporated solar power into their legislation, as well.
Whether you’re originating or underwriting loans in California or other states with a strong solar power presence, there are some questions to consider when gathering data during the processing of the file.
Questions to Ask When Originating or Underwriting a Home with Solar Power
When your borrower is considering purchasing or refinancing a home with solar panels, there are some specific questions you’ll want to ask up front.
Are the panels leased or owned outright?
You will want to obtain a copy of the Power Purchase agreement or lease agreement. If you’re looking at a property with leased panels, the value of the panels may not be included in the appraised valuation.
Further, if the panels are leased, you’ll need to determine the monthly payment amount and incorporate that amount into the ratios.
Does the home maintain access to electrical utilities consistent with community standards?
This answer must be “yes” in this case.
Is there a Property Assessed Clean Energy loan?
This is also known as a PACE loan. If the answer is yes, was the loan originated prior to July 6, 2010? If it’s older than this date, it may have senior lien status and may be ineligible. Check your investor’s guidelines for PACE loan eligibility requirements, too.
Is the Solar Panel loan unsecured?
If so, obtain the invoice to verify solar panels were installed at the subject property site.
Check the Appraiser’s Requirements
In addition to the above questions, you’ll want to ascertain the appraiser has addressed the following:
- Review the complete contract and comment on the terms
- Be familiar with energy reports and ratings and include the information in the report
- Provide comparable sales to support, if available
- If no similar sales are available, the income approach, cost analysis, discounted cash flow or market surveys may be appropriate.
Be Flexible When Underwriting the Collateral
One final recommendation is to remain open-minded when considering appraisals which may lack solar panel comparable sales. Some markets just may not have sales with similar energy sources during this time of solar growth.
If you have any questions regarding underwriting properties with solar panels, or other interesting scenarios, please reach out to your Genworth Regional Underwriting team to discuss them. We’re always happy to assist you!
Leave a comment below with any topic requests we can answer in the Ask an RU series!
Donna Muratalla is Genworth MI’s Pacific Northwest Regional Underwriting Manager. She is a Certified Residential Underwriter with 27 years in the MI industry. She specializes in HFA and Risk review.