Wednesday, April 22, 2009

Celebrate Earth Day with a Gift to the Planet and Your Wallet

By Kayla O'Brien

RISMEDIA, April 22, 2009-In celebration of Earth Day and the escalating buzz around the immense stimulus package President Barack Obama signed into law in February, you might be wondering exactly if, how and when you (and the planet) will directly benefit. Rest assured, in addition to the $8,000 tax credit available to first-time home buyers who purchase a home before December 1, 2009, there are many other ways homeowners can not only save money, but also help the environment.

It’s a known fact that by simply switching from standard incandescent light bulbs to Compact Fluorescent Light Bulbs (CFLs), Americans will produce 75% less energy on a product that will last up to 10 times longer. Homeowners can expect to save about $30 or more in electricity costs over each bulb’s lifetime, and, according to Energy Star, these light bulbs produce about 75% less heat, so they’re safer to operate and can cut energy costs associated with home cooling.

Coupling that with the latest in energy rebates and the stimulus is a step in the right direction for homeowners looking for added motivation to do the right thing for the environment, while saving money in the long run.

The American Recovery and Reinvestment Act of 2009 is scheduled to pump over $787 billion into the American economy and of that, over $49 billion has been dedicated to energy initiatives. More than switching to CFLs or getting a reliable thermostat, energy efficiency includes everything from weatherizing low-income housing, electric vehicles, energy efficiency devices, energy efficient appliance upgrades for homeowners and small business owners, and even loan guarantees for renewable energy projects.

“The government was looking for shovel-ready solutions to get money into the economy as quickly as possible,” says Gus Ezcurra, CEO of Advanced Telemetry, a California-based company that manufacturers the EcoView smart energy and resource management system for residential and commercial applications. “Because they want to kick start alternative energy solutions in homes, there is something like $300 million provided in consumer rebates for energy-efficient product upgrades. If money is available, consumers can buy these products and at the end of the day, stimulate the economy.”

Ezcurra oversees all aspects of the company’s development and deployment of its proprietary EcoView solution-a cost-effective, small commercial and residential “smart energy management system” that enables users to easily view and reduce their resource consumption-and thus, their utility bills and carbon footprint. In addition to electricity, the EcoView touch panel and Web portal enables users to view and adjust (in real time) gas and water, as well as lighting, security, and other electronic devices such as office or home entertainment equipment-all resulting in increased awareness, control and reduction of energy usage that saves both money and environmental resources.

By upgrading everyday appliances to energy efficient models such as Energy Star, homeowners can expect a minimum of 10-15% savings on their electricity bills right away. “It pays for itself and it’s doing the right thing for the environment,” says Ezcurra.

Today, rebate funds have been re-energized with the latest economic stimulus, says Ezcurra. “Some money has already started to trickle out, but by the end of the summer, the checks will come relatively quickly.”

Homeowners interested in making the most of the stimulus need not look further than their local utility company. If your power, water and gas come from one exclusive place locally, the best way, according to Ezcurra, is to inquire about state-mandated programs that are available. Most commonly, homeowners can find what energy-efficiency rebates are available by simply calling the power company or checking their website.

Another way the stimulus money will be distributed to homeowners is by way of low-income families for the weatherization of their homes. “For example,” says Ezcurra, “If a home has old windows or doors that aren’t efficient, air may be leaking in and so the homeowner will find themselves cranking up the heat or the air conditioning. It’s one thing to give rebates for devices inside the home, but it’s a big thing to help a home be more efficient by sealing doors, increasing insulation, etc.”

“The ones who can’t afford it most are the ones wasting the most, so something like efficient windows can provide huge savings for the home,” says Ezcurra. “Even if you raise your air-conditioning temperature by just a few degrees, that’s a huge savings. ”

To take advantage of these rebates, on the state level, homeowners must simply fill out a form on the approved device and submit it with other required paperwork such as a proof of purchase, etc. Once it has been submitted, the homeowner should expect a check in a few weeks. Tax credits are available at 30% of the cost, up to $1,500, through 2010 for the following:

-Windows and doors
-Insulation
-Roofs (metal and asphalt)
-HVAC
-Water heaters (non-solar)
-Biomass stoves

When looking to upgrade, something homeowners should keep an eye out for is the Manufacturer’s Certification. This is a signed statement from the manufacturer certifying that the product or component qualifies for the tax credit. The IRS encourages manufacturers to provide these certifications on their website to facilitate identification of qualified products. Tax payers must keep a copy of the certification statement for their records, however, they do not have to submit a copy with their tax return.

While some may think the price of energy-efficient appliances may not outweigh the benefits at a time when many are pinching pennies, in many cases, says Ezcurra, they’re exactly the same price as other new appliances. “Newer appliances, in general, have implemented more efficient technologies behind it when you buy them, at no extra cost,” he says. “If you buy additional devices-beyond a new washing machine or dishwasher-the savings are dramatic. ”

Once people become more aware of their energy usage, not only will the cost savings begin, but also the road to helping the environment.

“Our [EcoView] touch panel gives you the ability to see what your entire electricity consumption is-how much money and how many kilowatts you’re spending-on the devices you have today. Someone may be spending $32 a month in electricity prior to learning this, but after turning the air conditioning off by two degrees or turning off your computer monitor when you’re not home, your bill will shrink down to something like $24 instantaneously.

“I believe people will do the right thing. People do the right thing to help situations at hand-whether their neighbor or the environment is in danger-but it’s not easy for people to do it on their own,” says Ezcurra. “The stimulus is making it easier for them to modify their behavior and help the environment-and also their financial well-being.”


How Real Estate Property Taxes Work

Inside this Article

  1. Introduction to How Real Estate Property Taxes Work
  2. Real Estate Property Tax Assessments
  3. What Makes Real Estate Property Tax Bills Change
  4. How Real Estate Property Taxes Affect Income Taxes
  5. Lots More Information
1. Introduction to How Real Estate Property Taxes Work

Taxes, as unpleasant as they may be, are how governments pay for public programs and services. Most everyone in the United States is familiar with federal and state income tax. But if you've never owned real estate or your own business, you may not know how real estate property taxes work.

In medieval Europe, property taxes were based on the size of a piece of land. Generally speaking, the larger the piece of land was, the higher the real estate property tax was.

It wasn't until much later that the value of land came to be seen as the land's ability to output goods and services, and thereby create profit for its owner. Tax assessors began examining other property on the land, including structures, farming equipment and livestock. Why? Governments figured, for example, that if Lord Garish had 1,000 cows, three stables housing 30 horses, a castle and a windmill jammed onto a small piece of land, Lord Garish could afford to pay more property tax than Lord Frugal, who had only 13 cows and a butter churn on a large piece of land.

In the colonies that eventually became the United States, local governments levied a "general property tax" [source: Britannica]. Colonists paid taxes on all property, whether real estate or personal.

Today, property taxes in the United States are mostly based on real property, though some states do tax certain items of personal property. Office buildings are usually taxed according to the rental income they provide for their owners.

In this article, we'll explore how governments use real estate property taxes, how assessors calculate a tax bill and how real estate property tax bills can change over time.

2. Real Estate Property Tax Assessments

In the United States, local governments use the revenue from real estate property taxes to fund public services, such as fire protection, law enforcement, roadwork and schools. Without property taxes, local governments would have a difficult time funding these services; property tax revenue accounts for "about half of the revenue raised by local governments" in the United States [source: Britannica].

Taxable property includes any real estate that is not owned by a government, such as houses and companies with brick-and-mortar places of business.

Religious organizations, like churches, are usually not taxable. A tax assessor still assesses the value of government and exempt church real estate, however.

Vacant lots
Dmitri Kessel/Time Life Pictures/Getty Images
Even vacant lots, like the ones surrounding this brownstone in New York City, are assessed by property tax assessors.

Just as a country has borders and a city has limits, property is divided into assessment areasassessment units. An assessment area might be a city, a county or even a school district. A property tax assessment is the market value of a property. A tax assessor -- an elected or appointed official -- assesses the value of every taxable property in that assessment area. or

It would be a lot of work for the assessor to visit every property in an area. Luckily for everyone, the process is much simpler. Assessments are made by comparing the market value of similar properties. For example, if Mr. MacDonald sells his farm at a price close to his asking price, the tax assessor can use that sale price as a basis for the property tax assessments of farms similar to Mr. MacDonald's.

Unfair Assessments
Assessments are not always accurate. For example, Mr. MacDonald's farm has the same number of barns as Mrs. Bingo's farm, but Mrs. Bingo's unused, dilapidated barns are worth less than Mr. MacDonald's. If Mrs. Bingo feels that her property was overvalued, she can appeal the assessment with her local assessor, an option available to anyone concerned about a property tax assessment.

Every local government has its own real estate property tax procedures.

Generally, to set or adjust a tax rate, local governments must look at how much money comes from various sources of revenue, including sales tax and state aid. This amount is compared to the government's budget for the year. The amount of money needed to fill the gap between the budget and the expected revenue is usually called the tax levy.

For example, the Rose City government has a $6 million budget and receives $3.5 million in sales tax revenue and state aid. Rose City needs to raise $2.5 million in property taxes to cover the budget.

$6,000,000 - $3,500,000 = $2,500,000

The fundamental idea of the modern property tax is to provide revenue for public services. It follows, then, that real estate property tax rates vary widely across the United States according to the needs of individual local governments. One city uses property tax revenue to repair roads riddled with pot-holes, while another city uses the revenue to hire more police officers to fight a gang problem.

Usually, real estate property tax rates don't change much over time. Governments are more likely to change the rate at which properties are assessed, called the assessment rate or assessment level. Learn what other factors can change a real estate property tax bill on the next page.

3. What Makes Real Estate Property Tax Bills Change

As mentioned earlier in the article, an actual property tax rate rarely changes. If a government needed to bring in more revenue through real estate property taxes, it's more likely that the government would increase the assessment value. Increasing the assessment value would increase the taxable value of your property. Multiply this higher taxable value by the same old property tax rate, and you've got yourself a bigger tax bill.

Trump Towers, Chicago
Tim Boyle/Getty Images
New developments, like the Trump International Hotel & Tower in Chicago, could effect changes in property tax bills.

What else might cause your tax bill to change? Real estate tends to increase in value over time. Because of this, property tax assessors usually reassess the value of real estate every few years. For example, county tax assessors in Illinois reassess properties every four years (every three years in Cook County) [source: Illinois Department of Revenue]. When real estate increases in value, the first number in the property tax equation increases, thereby increasing the tax bill. To avoid excessive property taxes as real estate increases vastly in value, a government might adjust its assessment or tax rate.

A decrease in real estate value, perhaps due to natural phenomena (a housing development becomes a flood plain) would have the opposite effect on the tax bill. But if a local government can't afford to lose the revenue it acquires through real estate property taxes, the government might increase its assessment rate or even its property tax rate.

When new businesses come into a community, they generate income. When people build new houses on previously undeveloped land, property value increases. In these cases, your tax bill could actually decrease, because the property tax could be spread across more properties.

Changes in a government's budget also could increase or decrease your tax bill. If your town government wants to build a new high school, the town government's budget might increase. If the government can't get funding through other sources, a change in the property tax calculation could increase your tax bill. Likewise, a smaller budget could decrease your bill.

Local governments make a lot of money from sales taxes. If tourists flock to your town every summer to participate in the Rose City Festival of Toys and Miniatures, your town government probably receives a nice influx of revenue from summer tourism. If turnout at the festival declines over the course of several years, your local authorities may look to other sources of revenue to make up for the shortfall. They may look to increase real estate property taxes.

Large Cities
Property tax assessments are a little different in areas that contain large cities. In New York and Chicago, for example, the tax or assessment rate is not consistent for all properties in the county. Properties are classified by type, such as residential, industrial and commercial. Each class has its own tax and/or assessment rate.

It's great that your local government's budget is so healthy, but what about your own budget? On the next page, learn how to make your real estate property taxes work for you at income-tax time.

4. How Real Estate Property Taxes Affect Income Taxes

After paying all this money, it would be nice to get a break. Fortunately, come April 15, you get one. As you calculate your personal income tax, you can often deduct what you have paid for real estate property taxes.

last-minute filers
Chris Hondros/Staff/Getty Images
Filing your taxes at the last minute -- or even late -- is better than not filing at all. These tax payers filed at the very last minute in Manhattan in 2000.

In most cases, you may deduct what you pay for state, local and even foreign real estate property taxes. These taxes are deductible from your income tax as long as:

  • the taxes go toward general public welfare
  • the taxes are based on your property's assessed value
  • all properties in the assessment area are taxed at the same rate

You may not deduct taxes that ultimately increase the value of your property or that are charged for local benefits, such as sidewalks and sewer lines. But the news isn't all bad. Though you may not be able to deduct those taxes, you may be able to use them to increase the cost basis of your property. And some local benefits -- usually relating to maintenance and repair -- are deductible. If you're not sure if a given property tax is a deductible expense, IRS Tax Topic 503, "Deductible Taxes" and Publication 530, "Tax Information for First-Time Home Owners," can offer some clarification.

To deduct your real estate property taxes from your personal income taxes, you'll need to file a 1040 long form and Schedule A. And you should check to make sure the standard deduction isn't better for your situation. You should also check with a licensed tax consultant.

If you own a second home, it can also offer a tax break. You can deduct both your mortgage interest and your property taxes on the second home -- again, as long as you itemize. And of course property taxes on the second home must meet the same requirements as those on your first home.

Is Your Home the Mother of All Tax Shelters?
Generally, the tax breaks you can get as a homeowner are a very good way to save money. You can deduct the interest and the property taxes you pay on your first home as well as on additional homes you might own. You may also be able to deduct interest you pay on any home equity lines of credit linked to your properties.

If you'd like to know more about real estate property taxes and related topics, you can follow the links on the next section.

5. Lots More Information

Related HowStuffWorks Articles

More Great Links

Sources

  • Bankrate.com "How to fight your ballooning property tax."
    http://moneycentral.msn.com/content/Taxes/Cutyourtaxes/P57816.asp (Accessed 4/21/08)
  • Encyclopedia Britannica. "property tax."
    http://www.britannica.com/eb/article-9108615/property-tax (Accessed 4/20/08)
  • Encyclopedia Britannica. "property tax: Administration."
    http://www.britannica.com/eb/article-71972/property-tax (Accessed 4/20/08)
  • Encyclopedia Britannica. "property tax: Tax rates."
    http://www.britannica.com/eb/article-71973/property-tax (Accessed 4/20/08)
  • Encyclopedia Britannica. "Theory of property taxation > Economic effects."
    http://www.britannica.com/eb/article-71975/property-tax (Accessed 4/20/08)
  • Florida Department of Revenue. "Property Tax Exemptions."
    http://dor.myflorida.com/dor/property/exemptions.html (Accessed 4/24/08)
  • http://www.homegain.com/info_center/buyer/faqs/taxes#proptax (Accessed 7/18/08)
  • Investopedia. "Property Tax."
    http://www.investopedia.com/terms/p/propertytax.asp (Accessed 4/21/08)
  • IRS, Real Estate FAQs.
    http://www.irs.gov/faqs/faq3-6.html (Accessed 7/18/08)
  • IRS, Tax Topic 503, "Deductible Taxes."
    http://www.irs.gov/taxtopics/tc503.html (Accessed 7/18/08)
  • Los Angeles County Office of the Assessor. "An Overview of the Property Tax and Assessment Process."
    http://assessor.lacounty.gov/extranet/Overview/overview.aspx (Accessed 4/21/08)
  • Los Angeles County Office of the Assessor. "Personal Property Assessments."
    http://assessor.lacounty.gov/extranet/guides/persprop.aspx?pos=2 (Accessed 4/21/08)
  • MSN Money. "Property Tax."
    http://moneycentral.msn.com/taxes/glossary/glossary.asp?TermID=263 (Accessed 4/20/08)
  • Illinois Department of Revenue. "An Overview of Property Tax."
    http://www.revenue.state.il.us/LocalGovernment/PropertyTax/PIO-16.PDF (Accessed 4/21/08)
  • NYSORPS. "How the Property Tax Works." New York State Office of Real Property Services. 3/21/07.
    http://www.orps.state.ny.us/pamphlet/taxworks.htm (Accessed 4/21/08)
  • Youngman, Joan and Reschovsky, Andrew. "The strengths of the property tax." The Boston Globe. 9/22/07.
    http://www.boston.com/news/globe/editorial_opinion/oped/articles/
    2007/09/22/the_strengths_of_the_property_tax/ (Accessed 4/21/08)

Barrymore, John. "How Real Estate Property Taxes Work." 29 July 2008. HowStuffWorks.com.
22 April 2009.

5 Property Tax Questions You Need to Ask

1. What is the assessed value of the property? Note that assessed value is generally less than market value. Ask to see a recent copy of the seller’s tax bill to help you determine this information.

2. How often are properties reassessed, and when was the last reassessment done? In general, taxes jump most significantly when a property is reassessed.

3. Will the sale of the property trigger a tax increase? The assessed value of the property may increase based on the amount you pay for the property. And in some areas, such as California, taxes may be frozen until resale.

4. Is the amount of taxes paid comparable to other properties in the area? If not, it might be possible to appeal the tax assessment and lower the rate.

5. Does the current tax bill reflect any special exemptions that I might not qualify for? For example, many tax districts offer reductions to those 65 or over.