Judy Jones listed a property with solar panels in Kennadale for a seller who had to move out of state due to a catastrophic accident. The broker-associate from Southlake was trying to put together all the necessary information on behalf of her client and was having trouble getting a response from the solar panel company.
“I lost the first buyer because the solar company didn’t respond to my requests for three weeks,” she says. “Another contract came in on the property. The title company contacted the solar panel company several times to get the paperwork for closing. It took two weeks to get a response, and the solar company said that the buyer would need to assume the lease on the panels—there were 16 years remaining on the original 20-year lease—and they wanted me to sell the lease to the buyer!”
The second buyer wasn’t able to qualify for a mortgage loan once the lender factored in the 16-year lease as a lien on the property.
Jones’s experience isn’t unique. Most owners don’t know or don’t remember what is in the paperwork they signed with the solar panel company.
How the Texas Real Estate Commission contract forms handle the sale of a property with solar panels depends on whether the panels are paid off, financed, or leased.
Paid Off Panels
If the solar panels are fully paid off, they are treated the same as any other fixture in Paragraph 2 of the TREC contracts.
Financed Panels
If the panels were financed, the solar panel company has likely placed a lien on the property. Paragraph 9B(4) of the TREC contracts make it clear that all existing liens must either be satisfied by the seller at closing or assumed by the buyer. The solar panel company might also have its own requirements that must be satisfied if the home and panels are sold.
Encourage your sellers early in the process to review the contract they signed and contact the solar panel company—preferably before the property is listed. Sellers and listing agents would need to calculate the cost of satisfying the solar panel lien in their estimate of proceeds. If the lien is going to be assumed by the buyers, the parties need to seek help from a private attorney. The buyers should also speak with their lender, since assuming the lien could cause issues with obtaining third-party financing.
Leased Panels
If the panels are leased, the Addendum Regarding Fixture Leases (TXR 1954, TREC 52-0) must be used. This form allows the buyers and sellers to negotiate whether the lease will be assumed and whether the panels will remain on the property. Additionally, the form requires sellers to deliver copies of the solar lease to the buyers, allows the buyers to terminate the contract if the sellers fail to timely deliver copies of the lease, and reiterates that all liens must be satisfied at closing or assumed by the buyers.
Again, the solar company may have additional requirements that the buyers must satisfy before the lease can be assumed, and the assumption of the lease could cause issues with the buyers obtaining third-party financing. The buyers would need to consult with a private attorney and their lender to address any issues that arise relating to the solar lease.
Wow, I would not have know about these issues if it weren’t for this bit of info – Thanks!
Very helpful.
Thank you for the great information, as it this was something I was not aware of!
Do you have any examples where there was need for attorney involvement? Thanks
Many owners do not consider the impact of reselling when putting solar panels on their house. Especially on a home they only plan to own for a few years.
Many buyers and agents immediately eliminate homes with leased/financed solar panels. Because of this sellers should strongly consider all options to pay them off and make them an asset to the property and not a liability.
Even paid off solar panels can create a legitimate buyer objection, as they can make it more difficult, not to mention more expensive, to fix or replace roofs, and can be hard to dispose of if removed and discarded.
What happens if the seller prepays the lease for the system? Nothing is owed, but where does the ownership of the system now fall?
Thank you! Great article and makes perfect sense!!
Good to see transaction advice on solar PV.
We do not see a lot of solar panels in our area. I recently had a discussion with an appraiser in our area regarding solar panels. He said that most appraisers in our area, including him, do not give any market value for the solar panels. In addition, he said that, depending upon the location of the panels, market value may even be diminished if the solar panels cause problems with the curb appeal of the home. Our firm recently sold a property with solar panels and it was a real nightmare!
Great information, had no idea these solar panels not being paid could present such a problem! Thanks
GTK
On a lease or loan of solar panels, the companies typically file a UCC-1 filing which is not a lien on the home or have any formal position in the home (first, second, or otherwise). If the mortgage on the real property forecloses, the UCC-1 filing protects the security interest in the system, while preventing the mortgage lender from taking ownership of the equipment. Oftentimes the real hangup during a transaction occurs from the lack of knowledge of the agent. A UCC-1 filing does create an additional step during the transaction but if done properly is a smooth process. The… Read more »
Hi chad, it’s great to know there are agents who aren’t afraid to adjust to change. Will you please reach out to me?
Chad can you reach out to me? 817 863 3711 I have an issue right now with this and need help
There’s nothing about unsecured loans for Solar on here and they are WAY easier to sell home efficiently with. There is no lien with that type and now adays most Solar companies use that.
A lot of people have been using TXR 1954 for solar panels, despite them almost always being financed rather than leased. I think the whole “consult a lawyer” piece is a bit of a cop-out. Is there any further guidance from TREC for this?
100% a cop-out. This is far too common of an occurrence to leave to that. I’ve had solar panel issues more than I’ve dealt with seller financing or assumptions, but there’s a form for both of those.
When we were thinking of getting solar panels, I found out and questioned about the lien….seller said the lien can be part of the selling process if we sold our house or our children could assume the loan if we died before paying off the loan….Red flag…then we’re told the lien is against the panels, not our home….Red flag….the panels are attached to our roof that is attached to our home…..plus we would not out live the length of the loan (we are 70)…the information given here is excellent….think with your head…..don’t let the sales person talk around you and… Read more »
I’m surprised we still don’t have a promulgated form for the assumption of a solar lien. This is significantly more common than the assumption of anything leased, at least in the Ft Hood/ Austin areas.
My clients originally agreed to take over the lease of the solar panels (we are out of option period) the contract was executed and they are backing out due to $27000.00 still owed. The sellers are not willing to give any compensation and the agent is not communicating to resolve the issue. What can I do??
They obviously will loose there earnest money but it’s better than buying a home that appraised for $329, and purchase price is $325….. add the lease and it’s $352~ does anyone have any info or advice?
Pls, I would like to know the Answer to this also