Structural damage/property tax reassessment post solar installation?
We’re strongly considering installing solar panels on our brick attached townhouse. We’re engaging with Brooklyn Solar Works because of their reputation and experience. Our main concern is with any potential structural issues that may arise—perhaps only in long term—with having approximately 2,000 pounds affixed to our roof, which itself is in reasonably good shape and recently resurfaced. We did a gut renovation about three years ago that led to some minor sagging in the back (after a structural wall was removed) that was addressed through jacking, and installation of steel coated beams and a new metal supporting column in the basement that did the job. The house is structurally sound now but we are always concerned about any additional weight. We may just be overly cautious and BSW did say they have a structural engineer on staff who reviews all plans, but we’re just wondering if anyone has experienced structural issues post installation. Also, since an Alt 2 p ermit is required, did DOF use the year of install as an excuse to remove the 6% assessment cap that year, resulting in property tax increases? Thanks in advance for all responses!
Guest User | 3 years and 10 months ago
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Guest User | 3 years and 10 months ago
It depends on how much space you have on your roof. Tilt is cheaper and it comes down to the size of your house/energy consumption. I personally find the canopy just OK aesthetically but if you have a larger house, that’s the way to go. If you have penetrations all over the roof, you’ll have to move things around if you don’t have space for tilt. I’d crunch some numbers and do a cost benefit analysis of doing it both ways and weigh it with personal preference
Guest User | 3 years and 10 months ago
Thank you everyone for your replies! I have a question for those of you that have gone with solar–do you have the tilt or the canopy? If you have the tilt, it sounds like in most cases it is enough to satisfy most if not all of your energy usage whereas BSW told us it will only get us to 69%. This could just be due to our roof and electric usage though.
peaceout | 3 years and 10 months ago
We recently had Brooklyn Solar Works install our solar panels and were very happy with their customer service and installation. Responsive, on point and communicated with email & text. There’s always a weird glitch with the sign offs, but BSW was on it and resolved all issues asap. Our monthly electric bill is $19 a month. We able to put 1/2 up front and went for the interest free 18 month loan, which means we will own the panels outright. Benefit is if you lease the panels, and decide to sell it’s a hassle during the sale process since the new buyer has to incur the lease and qualify credit wise. Besides doing the right thing for our environment, owning the panels increases the value of your home. And did I mention our prop tax bills for the time being dropped $500 a quarter for the next 5 years?
Lurker | 3 years and 10 months ago
There are a slew of rebates and discounts right now–our install will happen this summer, we currently use modest electricity, and yet ours will pay itself of in 5 years. You get reduced real estate taxes for 5 years, a state credit, a state rebate, a federal credit, and potentially historic credit depending on where your home is. Ours will end up being 80% funded by those. And the solar production is guaranteed to 95% for a decade.
We still have a significant outlay but feel like the net positives make it worthwhile all around.
NeoGrec | 3 years and 10 months ago
Premier Roofing on Atlantic Ave works closely with BSW and will stand by their work. We had hired Premier years ago for a roof repair so we were already comfortable with them. When we contracted with BSW, we first renewed the roof surface using Premier. They are familiar with the issues a solar installation can pose for a roof. Ask for Fred Cilotta. Incidentally, we looked very closely at the tax rebates before proceeding with solar. In Prospect Heights, Prospect Lefferts, Harlem, Bed Stuy, and Crown Heights (probably other neighborhoods too) there’s an additional NYS Historic Rehab tax credit available. That’s what made the project financially viable for us.
dorkofwindsor | 3 years and 10 months ago
bored_at_work: my napkin calculations also see marginal financial benefit, and I’m guessing the tax credit was probabaly structured that way. from what I can tell, its more people looking to do their part, whose mindset is 1) if the cost is roughly the same 2) why not try and save the earth. I agree though it would have been nice if they provided more of a financial benefit so as to not rely on conscientious consumers only, but here we are.
I also can’t stand the elevated roof contraptions. Hideous.
Augustiner | 3 years and 10 months ago
@bored_at_work
1. the tax incentives and rebates are still good, so it is definitely worth it
2. it’s the right thing to do, especially when you have lots of HVAC, electric heating or an electric car.
3. If ‘it’s the right thing to do’ is not enough for you: it increases your property value and appeals to certain buyers (even though it might have to be paid off at purchase),
4. it feels good
5. Brooklyn is the right place to do it. Flat roofs and more than enough sun.
6. The solar canopy looks much better than the silly HVAC blocks which seem to replace Watertowers as iconic symbols of Brooklyn. I find a Fedders building more offensive than a solar canopy.
Guest User | 3 years and 10 months ago
It does seem to make financial sense for us as our con Ed bill is huge and will only increase and solar would offset our usage by over 80%. According to my calculations we’d make our money back in much less than 10 years and we intend to be in our house for longer.
helen40
in General Discussion 3 years and 10 months ago
Serious question. Why are you considering solar, other than as a nice thing to do? When I last checked out prices for my similar home in Brooklyn, I would literally never make my $ back. And when I see the solar panels going up in my neighborhood, which are elevated to provide 6′ + clearance below for FDNY, they are unattractive to me. And if set on roof, you need to provide a clear path which reduces coverage.
wikhtacp | 3 years and 10 months ago
For those interested–this is the response I got from the CIty’s DOF assessor’s office: “Yes, with regard to solar rooftop panels, we generally can add a small amount of “physical” to increase assessed value and market value. We tend to add a small amount, only. As a rule “physicals” are allowed to exceed the cap. These can be triggered when work is completed.”
Guest User | 3 years and 10 months ago
Thank you! I had asked the BSW rep about the possible property tax implications of the alt 2 and he wasn’t familiar with the issue, so this form is very helpful and I’ll be sure to bring it up with him. It is a state, not city DOF/DOB, form but hopefully there’s some sort of reciprocity between the two.
Augustiner | 3 years and 10 months ago
there is a tax exemption for solar install.
I’m sure your installer will handle it, but here is the form https://www.tax.ny.gov/pdf/current_forms/orpts/rp487_fill_in.pdf
2000 pounds is nothing to be concerned about. it’s about as much as a new tile floor in one room.