Green housing requirements may turn homeowners red

By Mariannette Miller-Meeks

Regardless of whether people believe the entire global warming scare, most understand that we must transition away from fossil fuels, become

energy

independent and protect our planet and with minimal alteration of our lifestyle. But H.R. 2454 (American Clean Energy and Security Act) in Congress imposes conditions upon our most basic necessity, shelter, which unfavorably impact seniors and working families.

The most glaring items will be the energy-efficiency standards beginning within one year of enactment. This legislation would establish a labeling program for residences and public buildings identifying the required energy efficiency performance that must be achieved within five years. There will be a charge for the inspection and certification and that cost will increase from inception.

Under H.R. 2454, before any home sale, any deficiencies would have to be addressed and retrofitted and then reinspected. This would add considerable cost to the homeowner, estimated to be $6,800. The average senior may not have the resources to pay this. It also may impact the availability of reverse mortgages and require lending institutions to require updates and inspections even without selling the home.

The energy standards can be altered or increased by the EPA administrator or Secretary of the Department of Energy and the DOE would see an additional $20 million to enforce the labeling program.

The costs of compliance with the building codes and labeling would be passed off onto the next homebuyer if possible and that would lead to inflation in housing prices. If realty prices increase, the assessed value also is altered.

Property taxes are based on the assessed values, so one can infer that these taxes would increase. However, it is not only seniors who would be affected.

Property owners who rent would find their costs are greater, both from compliance and property taxes, which will translate into higher rental rates. That affects low-income families greatly and could potentially create a greater housing burden through less availability of affordable housing. It also may put the desire of homeownership out of reach of many.

Increases in energy efficiency won't necessarily offset the rise in energy prices.

This does not factor in the costs of upgrading and “greening” public buildings that would surely be passed off to the working person or family through taxation. The combination of higher energy prices, its effect on building materials, cost of inspection and labeling and upgrading appliances will have a deleterious effect on the economy.

The goal of green housing and public buildings is commendable, and a movement to less energy consumption, more efficiency and renewable energy sources is desired. But the impact of these mandates, especially on those least advantaged, cannot be underestimated. Enforcement would be through the mortgage lending institutions or eviction or jail time.

Perhaps a more thoughtful approach can reach the same goal without harming those with the fewest resources needed to comply.

Dr. Mariannette Miller-Meeks of Ottumwa is a Republican candidate for Iowa's Second Congressional District seat in the U.S. House.