The Inflation Reduction Act (IRA) of 2022 brought significant changes to the Section 45L tax credit, expanding its scope and increasing its potential benefits for builders and developers of energy-efficient homes. This article provides a detailed examination of the 45L tax credit as it applies to the IRA, exploring its key features, eligibility criteria, and implications for the construction industry.
Background and Evolution of the 45L Tax Credit
The Section 45L tax credit, also known as the Energy Efficient Home Credit, was initially introduced in 2006 to incentivize the construction of energy-efficient residential buildings. Prior to the IRA, the credit offered up to $2,000 per qualifying dwelling unit for homes that met specific energy-saving standards1.The IRA, signed into law in August 2022, substantially modified and extended the 45L tax credit, enhancing its potential impact on sustainable residential construction. The updated credit now extends through December 31, 2032, providing a decade of certainty for builders and developers planning energy-efficient projects.
Key Changes Under the Inflation Reduction Act
The IRA introduced several crucial modifications to the 45L tax credit:
Increased Credit Amounts
The maximum credit amount has been raised from $2,000 to $5,000 per qualifying dwelling unit, depending on the type of construction and energy efficiency standards met2. This significant increase provides a stronger financial incentive for builders to incorporate advanced energy-saving features into their projects.
Expanded Eligibility
Prior to the IRA, the 45L credit was limited to residential buildings up to three stories tall. The updated credit now applies to dwelling units within buildings of all sizes, broadening its applicability to a wider range of residential construction projects.
New Energy Efficiency Standards
The IRA introduced new energy-saving requirements for homes to qualify for the credit. Instead of the previous standards based on the 2006 International Energy Conservation Code, the updated credit now relies on certification through recognized energy efficiency programs.
Prevailing Wage Requirements
For multifamily projects, the IRA introduced prevailing wage requirements that must be met to qualify for the higher credit amounts. This provision aims to ensure fair labor practices in the construction of energy-efficient buildings.
Credit Amounts and Eligibility Criteria
Under the updated 45L tax credit, the amount available varies based on the type of residential construction and the energy efficiency standards met:
Single-Family and Manufactured Homes
- $2,500 per unit for homes certified to eligible ENERGY STAR Single-Family New Home (SFNH) or Manufactured New Home (MH) program requirements11.
Multifamily Homes
- $500 per dwelling unit for homes certified to eligible ENERGY STAR Multifamily New Construction (MFNC) program requirements.
- $2,500 per dwelling unit when prevailing wage requirements are met11.
Zero Energy Ready Homes
- Up to $5,000 per unit for homes certified to the Department of Energy's Zero Energy Ready Home (ZERH) program, representing the highest tier of the credit11.
Energy Efficiency Certification Requirements
To qualify for the 45L tax credit under the IRA, homes must be certified to specific versions of recognized energy efficiency programs:
ENERGY STAR Certification
- Single-Family New Homes (SFNH): Version 3.1 or higher
- Manufactured New Homes (MH): Version 2.1 or higher
- Multifamily New Construction (MFNC): Version 1.1 or higher
Zero Energy Ready Home (ZERH) Certification
- Single-Family: Version 2 or higher
- Multifamily: Version 2 or higher
These certification requirements ensure that qualifying homes meet rigorous energy efficiency standards, contributing to significant energy savings and reduced environmental impact.
Eligibility and Claiming the Credit
To be eligible for the 45L tax credit, builders and developers must meet specific criteria:
Eligible Contractors
The credit is available to "eligible contractors," defined as persons who construct or substantially reconstruct a qualified new energy-efficient home and own and have a basis in the home during its construction.
Acquisition Date
The credit applies to homes acquired (sold, leased, or rented) for the first time as a residence on or after January 1, 2023. For homes acquired before this date, different credit amounts and energy efficiency standards apply.
Claiming the Credit
Eligible contractors can claim the credit on Form 8908, Energy Efficient Home Credit, which must be filed with their tax return6. The credit is claimed in the tax year in which the home is sold or leased for use as a residence.
Prevailing Wage Requirements
For multifamily projects seeking the higher credit amount of $2,500 per dwelling unit, contractors must meet prevailing wage requirements. This means paying workers involved in the construction, alteration, or repair of the property wages and fringe benefits at rates not less than the prevailing rates for similar work in the locality.
Contractors must maintain and preserve sufficient records to establish compliance with these requirements. The IRS may require certification of compliance from the contractor.
Interaction with Other Tax Incentives
The 45L tax credit can be used in conjunction with other tax incentives, potentially maximizing the financial benefits for energy-efficient construction:
Section 179D Deduction
For multifamily buildings four stories or taller, the 45L credit can be claimed alongside the Section 179D Energy Efficient Commercial Buildings Deduction. This combination can provide significant tax savings for larger multifamily projects.
Cost Segregation
The 45L credit can be integrated into cost segregation strategies, potentially enhancing the overall tax benefits for qualifying projects.
Impact on the Construction Industry
The expanded 45L tax credit under the IRA has several implications for the construction industry:
Increased Incentives for Sustainable Building
The higher credit amounts provide a stronger financial incentive for builders to prioritize energy efficiency in their projects. This could lead to a significant increase in the number of energy-efficient homes built across the United States.
Advancement of Building Technologies
To meet the stringent energy efficiency requirements for certification, builders may need to incorporate advanced building technologies and materials. This could drive innovation in the construction industry and contribute to the overall improvement of building practices.
Economic Stimulation
The credit could stimulate economic activity within the construction industry by promoting the adoption of energy-efficient building practices and creating jobs related to sustainable construction.
Market Advantage
Builders who consistently construct homes that qualify for the 45L credit may gain a competitive advantage in the market. Energy-efficient homes are often more attractive to buyers due to lower utility costs and increased comfort7.
Challenges and Considerations
While the expanded 45L tax credit offers significant benefits, there are also challenges that builders and developers should consider:
Certification Process
Obtaining the required ENERGY STAR or Zero Energy Ready Home certifications involves a rigorous process, including energy modeling and on-site inspections. This may require additional time and resources during the construction process.
Prevailing Wage Compliance
For multifamily projects seeking the higher credit amount, compliance with prevailing wage requirements adds an additional layer of complexity and potential cost.
Planning and Documentation
To maximize the benefits of the credit, builders need to plan for energy efficiency measures from the early stages of a project. Careful documentation is also crucial to support the credit claim.
Future Outlook
The extension of the 45L tax credit through 2032 provides a long-term incentive for the construction of energy-efficient homes. This stability allows builders and developers to incorporate energy efficiency into their long-term planning and business strategies.
As climate change concerns continue to grow, policies promoting energy efficiency in buildings are likely to become increasingly important. The 45L tax credit, as modified by the IRA, positions the construction industry to play a significant role in reducing residential energy consumption and greenhouse gas emissions.
Wrapping Up
The 45L tax credit, as expanded and modified by the Inflation Reduction Act, represents a powerful tool for promoting energy efficiency in residential construction. By offering substantial financial incentives for building energy-efficient homes, the credit has the potential to transform the housing market and contribute significantly to environmental sustainability goals.
Builders and developers who understand and leverage this credit can not only reduce their tax liabilities but also position themselves as leaders in sustainable construction. As the industry adapts to these new incentives, we can expect to see a growing number of energy-efficient homes that benefit both homeowners and the environment.
The 45L tax credit under the IRA exemplifies how targeted tax policy can drive positive change in critical sectors of the economy. As the construction industry continues to evolve, this credit will likely play a crucial role in shaping the future of residential building practices in the United States.
