Gary M. Kaye
Publisher, Zero Energy News
November 10th, 2008 – The line forms to the right, or perhaps to the left. That would be the line of special interest groups looking to get bailed out by the government. From investment bankers, to automobile manufacturers, they are hoping that government largesse can save them from the consequences of their own actions in this economic meltdown. Now add the National Association Homebuilders to the queue. It would like Congress and the new Obama administration to lend a hand, offering government money to reduce a roughly nine month backlog of unsold homes and provide an incentive for builders to start building again. One suggestion on the table is that homebuyers be given a $15,000 tax credit for purchasing a home.
Not everyone thinks that’s a bad idea. Mickey Levy, the chief economist of the Bank of America told me that a tax credit for home purchases would help clear the current backlog of homes And, he says unlike mortgage help, such a tax credit would improve the odds that a buyer could make the downpayment, but would not help him leverage more debt than he could afford. In other words, buyers would still have to prove their credit worthiness to qualify for a standard mortgage. Another impact of clearing the current inventory would be to help stabilize home prices overall, a significant step towards restoring confidence in the economy.
But perhaps we can do better. Perhaps we can tie this tax credit idea to setting standards for energy efficient homes. Congress has already considered setting criteria for commercial building, and the state of California, among others, are looking at extending that to residences. We have the technology to build cost-effective energy efficient homes. Every zero net energy home is like taking three cars off the road in terms of demand for fossil fuels.
There is amost no excuse for building new homes that rely on fossil fuels for a substantial part of their energy needs. Depending on climate, a combinaion of technologies including wind, solar PV, solar thermal, and ground source heat exchange can dramatically reduce, if not completely eliminate the need for fossil fuels to heat, cool, or power these homes. While gasoline prices have dropped dramatically, you’d have to be pretty short sighted to forget the lessons of four dollar a gallon gasoline. And you can bet that if not next year or the year after, eventually those prices will be back. And worse.
Achieving energy efficient incentives could be done in any of several ways. Congress could mandate a specific HERZ rating for all new homes. It could mandate compliance with either USGBC LEED-H standards, or NAHB Green standards. Or instead of using the stick, Congress could offer up a carrot, giving buyers of energy efficient homes a federally subsidized mortgage a full percentage point below market rates. Another tactic might be to issue full tax credits to cover the acquisition costs of active energy technologies such as solar, wind, and ground source heat exchange.
The possibilites are many. But the opportunity is now. Let’s not blow it. Again.

