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Property Assessed Clean Energy (PACE) Financing

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1. What is PACE financing?

Property owners may obtain financing for energy efficiency, water conservation, seismic strengthening, and solar energy improvements that is repaid as assessments on their property tax bills through property assessed clean energy (PACE).

2. Who are the PACE program providers?

Currently, there are four financing companies:

• CaliforniaFIRST
• California HERO
• California Municipal Finance Authority (CMFA)
• Ygrene PACE

PACE authorized to provide PACE financing on properties in Aliso Viejo. Each of the companies can finance residential, commercial, or both types of properties. There is no affiliation between the City of Aliso Viejo and the PACE providers. The City Council was required only to approve the PACE providers’ participation in the City for those lenders to utilize a property owner’s tax bill for payment purposes. Therefore, Aliso Viejo residents are advised to carefully evaluate any proposed provider and review all contractual assessment terms and conditions before participating in any PACE program.

3. Are the contractors being used by the PACE providers licensed?

The City of Aliso Viejo does not endorse any PACE program provider or third party PACE contractor. However, the PACE providers do require necessary City building permits to be obtained, and the City requires contractors to have their state licenses for their particular classification when obtaining a building permit. If you are unsure, ask your PACE provider information about the contractor working in and around your home, or check with the California Department of Consumer Affairs.

4. Who should I, or could I, talk to before committing to a PACE loan regarding consumer questions and alternative lenders?

You should talk to the following: 

• Your current mortgage lender
• The Property Assessed Clean Energy (PACE) provider contractor/salesman
• The PACE loan provider
• Local real estate professionals
• Commercial banks, lenders, and all other financial institutions

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Building

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1. Why can't I schedule an inspection?

There are several reasons that could prevent a customer from being able to schedule an inspection. Some of the more common reasons include:

1. The building permit has not been issued yet.
2. You are not a contact on the record.
3. The inspection category/type requested has already been approved for this project.
4. A required inspection has been skipped.
5. The building permit has expired.

Prior to scheduling a final inspection, the following clearances may need to be obtained.  

1. Clearance from the following City Department(s):
   • Planning Department. Contact 949-425-2525
   • Public Works Department. Contact 949-425-2530
   • Crime Prevention Through Environmental Design (CPTED). Contact 949-425-2560
2. Final inspection approval from the following outside agencies:
   • Orange County Fire Authority. Contact 714-573-6100
   • Orange County Health Department. Contact 714-433-6000
   • Moulton Niguel Water District. Contact: 949-831-2500

2. What time will the inspector visit my site?

Daily inspections are posted by 8am on the CSS Portal. Inspections are held Monday through Friday (including closed Fridays). 

• AM inspection schedule (8am – noon)
• PM inspection schedule (Noon – 3:30pm)

3. Which inspector will be assigned to my project?

An inspector will be assigned on the morning of the scheduled inspection day and can be viewed on the CSS Portal. 

4. How do I contact my inspector?

You can view contact information for the Inspections Team here.

5. How can I check inspection history and results?

Inspection records are public information. Visit the CSS Portal and search for the permit number or project address. Refer to the project’s Workflow for project status. 

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Mello-Roos

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1. What are the important tax bill dates?

January 1	Lien Date - date for valuation, date taxes attach to property as a lien; applies as of 12:01 a.m.
January	Delinquent notices are mailed out for any unpaid first installment secured property taxes
February 1	Second installment secured property taxes due (delinquent 4/10)
March 1	Exempt entities; first day to file affidavit and claim for exemption (delinquent 5 p.m. on March 15)
March 15	Exempt entities; affidavits and claim forms due
April 10	Second installment secured property taxes delinquent. A 10% penalty plus $10.00 cost is added as of 5:00 p.m. (*)
May	Delinquent notices are mailed out for any unpaid, regular secured property taxes
June 30	End of fiscal year
July 1	Beginning of fiscal year
July 1	Delinquent secured and supplemental taxes are transferred to delinquent tax roll and additional penalties add at 1 1/2% per month on any unpaid tax amounts, plus $15.00 redemption fee
July 1	Assessor completes local roll and delivers to Auditor
July 2 - Sept 15	Assessment Appeals filing period for regular-period assessments; Most other assessments must be appealed 60 days after notice
Sept 15	Last day to file assessment appeals
October	Original secured property tax bills are mailed out
Nov 1	First installment secured property taxes due (delinquent 12/10)
Dec 10	First installment secured property taxes delinquent. A 10% penalty is added as of 5:00 p.m. (*)

* If delinquent date falls on a weekend or holiday, the delinquent date is the next business day.

2. What are all of these charges on my property tax bill?

Your property tax bill consists of three separate categories of levies: General Tax Levy, Voter Approved Indebtedness, and Direct/Special Assessments. That portion of the bill labeled General Tax Levy is the only amount controlled by Proposition 13. This tax is limited to a maximum of 1% of the assessed value of your property (the “land” and “improvements”), and can be no more than 2% greater than the previous year’s tax bill.

The portion labeled Voter Approved Indebtedness includes taxes levied to repay bonds approved by the voters. This amount varies greatly from county to county depending upon the number of local bond issues approved. Under current law, local general obligation bonds require a two-thirds majority vote to pass.

The portion of the bill labeled Direct/Special Assessments is now controlled by Proposition 218. Assessments now require a majority “YES” vote of the property owners, with each owner voting the dollar amount of their assessment. Fees charged for the property related services of sewer, water, and refuse collection can be imposed without a vote, but may not be greater than the cost of providing the service.

3. What if I don’t agree with the assessed valuation of my property?

If you feel the Assessor’s valuation is incorrect you should first call the County Assessor’s Office and discuss your valuation with an appraiser. If you cannot reach an agreement with them, your next step is to file an appeal with the Assessment Appeals Board in your county. You will find their phone number listed in the County Government section of your local telephone directory. Please be aware that there is a limited window of opportunity to file an appeal; be sure you meet the deadlines.

4. How do property taxes affect the value and marketability of my home?

Special taxes and assessments such as Mello-Roos Districts are secured by a lien against your property. Until the bonds issued by the district are paid off, whoever owns the property must pay for this debt. This means that buying a home in a Mello-Roos or Assessment District is like buying a home with another mortgage already attached to it. Wary buyers know to consider a home’s tax burden when determining the total cost of the home, and for Mello-Roos districts, sellers are now legally required to provide the buyer with a Notice of Special Tax. However, it is important to note that no disclosure requirement currently exists for Assessment Districts, which place a similar lien and debt burden against your home.

5. What is Mello-Roos and why do I have to pay it?

Mello-Roos is a form of financing that can be used by cities, counties, and special districts (such as school disricts). Mello-Roos Community Facilities Districts (CFDs) raise money through special taxes that must be approved by 2/3rds of the voters within the district. A CFD is formed to finance major improvements and services within the district which might include:

• Ambulance Services
• Libraries
• Police and Fire Protection Services
• Roads
• Schools

The taxes are secured by a continuing lien and are levied annually against property within the district.

6. Can a Mello-Roos district foreclose on my home?

Bonds issued by a Mello-Roos district constitute a lien against your property. If you fail to pay a Mello-Roos special tax, the district may foreclose on your home and use a portion of the proceeds to collect the unpaid amounts. It is important to know that accelerated foreclosure laws apply to Mello-Roos districts, which means that a district can initiate foreclosure 150 to 180 days after your payment is overdue.

7. Is my property subject to 180 day accelerated foreclosure?

If your property is part of a Mello-Roos District (Community Facilities District), a 1915 Act Assessment District, or certain other special financing districts, your home is most likely subject to accelerated foreclosure. While the County must wait for five years to foreclose on a property because of delinquent taxes, Mello-Roos and Assessment districts can begin foreclosure proceedings 150 to 180 days after one of their tax charges becomes delinquent.

8. Why do I have to give a buyer a Notice of Special Tax when I sell my property?

Since July of 1990, California Civil Code Section 1102.6 has required that sellers make a good faith effort to give property buyers a “Notice of Special Tax” if the property is in a Mello-Roos district. The notice must include the current year’s maximum special tax for the parcel, the rate at which that maximum tax may increase per year, and the final date in which special taxes may be collected for bonded indebtedness. Property sold “as is” is not exempt from providing this disclosure, as stated in Section 1102.1 of the California Civil Code.

9. What is a 1915 Act Bond?

1915 Act bonds are commonly issued by an assessment district to raise money needed to build infrastructure (sewer trunkline, utility line, roads, etc.). The properties that directly benefit from the improvements are then assessed an annual amount on the property tax bill. Normally this will be listed as an Assessment District or Assessment Bond line item on your tax bill. It is important to note that the assessments are secured by a lien on your property, and the district has the right of accelerated foreclosure if assessments are not paid when due.

10. How are tax rates determined?

Your tax rate varies based on the location of your property. A tax rate includes a general 1% tax levy applicable to all property tax bills, voter approved (pre-Proposition 13) special taxes, and voter approved debt issues for your particular area. The general tax levy is based on state law and is limited to 1% of assessed value (or $1 per $100 of assessed value). The tax rates for voter approved debt are computed each year based on the amount needed to pay principal and interest on the debt. Special tax rates are normally determined on a specific formula or can be approved at a fixed rate for a specified duration.

11. Is there any way I can reduce the amount of property taxes I pay?

If you are having difficulty paying your property taxes, you may qualify for the State’s property tax postponement or property tax assistance programs for people who are blind, disabled, or 62 years of age or older. If your annual income is $24,000 or less, you may have the option of having the State pay all or part of your property taxes. This deferred payment is a lien on the property and becomes due upon sale, change of residence or death. For more information on property tax postponement, call the State Controller’s Office at 800-952-5661.

If your total annual household income is $12,000 or less, you may qualify for property tax assistance, whereby the State provides a cash reimbursement to pay for your property taxes. Filing for the program will not reduce the amount of taxes owed, nor will it result in a lien being placed on your property. For more information on property tax assistance, call the State Franchise Tax Board at 800-852-5711.

12. What is a Homeowner’s Exemption?

The most common type of exemption is the Homeowner’s Exemption for an owner-occupied residence. Homeowners who own and occupy a dwelling on January 1st as their principal place of residence are eligible to receive a reduction of up to $7,000 of the dwelling’s full cash value. The law provides that once you file a homeowner’s exemption claim and receive the exemption it is not necessary to file each year as long as you continue to own and occupy the residence on which the exemption is claimed. “Dwelling” means a building, structure or other shelter (including boats) constituting a place of abode, whether real or personal property.

13. Why did I receive a supplementary tax bill after purchasing my new home?

Article XIII-A of the California Constitution (Proposition 13) requires that real property be reappraised whenever a change in ownership occurs. When a transfer occurs, the Assessor receives a copy of the deed and an appraisal is made to determine the new market value of the property. The property owner is then notified of the new assessment, and has the right to appeal the value if he does not agree with it.

The amount of the supplemental assessment is the difference between the prior assessed value and the new assessment on the property. This value is pro rated, based on the number of months remaining in the fiscal year. Thereafter the new owner pays the full tax based on the new assessed value. The previous owner is liable for the tax due up to the date of sale; the new owner is responsible for the tax after the date of sale.

14. Will I receive a tax bill if I pay taxes through an impound account?

If your taxes are paid through an impound account, your lender will receive your annual tax bill and you will receive an information copy. Supplemental tax bills, however, are not sent to your lender. They are mailed directly to you. It is your responsibility to contact your lender to determine who will pay the supplemental tax bill.

15. What are the consequences if I fail to make a timely property tax payment?

If you do not pay the first installment of your annual tax bill at the Treasurer-Tax Collector’s Office by 5 p.m. on December 10* or payment is not postmarked by that date, then the taxes become delinquent and a 10% delinquent penalty is added to any unpaid balance. If you fail to pay the second installment by 5 p.m. on April 10,* or payment is not postmarked by that date, it becomes delinquent and a 10% penalty plus a charge of $10 is added to the unpaid balance. If you fail to pay either or both installments at the Treasurer-Tax Collector’s Office by 5 p.m. on June 30,** or payment is not postmarked by that date, then the property becomes tax defaulted and additional penalties and costs accrue.

• *If either December 10 or April 10 falls on a weekend or holiday, taxes are not delinquent until 5 p.m. the next business day. 
• **If June 30 falls on a weekend or holiday, taxes must be paid by 5 p.m. of the preceding business day or the property will be tax defaulted.

If your property is part of a Mello-Roos or Assessment District, your property may be subject to an accelerated foreclosure lien. This can result in additional interest, penalties, collection costs and legal fees if you don’t pay your tax bill on time. If your property is in one of these special financing districts, you should make every effort to pay your bill on time. Or, you should contact the District and attempt to pay that portion of your bill separately to avoid any accelerated foreclosure action.

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Public Safety

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1. How do I report an emergency or a crime?

For life-threatening emergencies or a crime in progress, call 911 immediately. For non-emergencies or to request a deputy to take a report for a crime, call Orange County Sheriff’s Dispatch at 949-770-6011.

2. I have filed a crime report. Now what happens?

From the time the Deputy writes the report to the time it is assigned to an Investigator takes approximately 5 to 7 working days. You may obtain a copy of the report through Orange County Sheriff’s Support Services Records Division at 714-834-6454 approximately 10 to 14 working days after the report is made. There is a copying charge for this service.

3. I need to speak with an investigator regarding my case. How do I contact them?

Please contact the Investigation Division, located in Aliso Viejo, at 949-425-1900.

4. I was involved in a traffic collision, and a Deputy took a report. What happens with that information? How do I get a copy of that report?

The Deputy who took the information will provide you with a Case Number and will write the report that is submitted to the Traffic Investigation Office in Aliso Viejo, at the phone number 949-425-1860. After approval by a Traffic Investigator, the report will become available through the Orange County Sheriff’s Support Services Records Division by calling 714-834-6454 approximately 10 to 14 working days after the report is made. There is a copying charge for this service.

5. How do I contest a parking ticket?

Please refer to the back of the citation. An explanation of the process to contest the citation is printed on the reverse side of the citation.

6. I lost personal property. How do I file a report?

Please access the Orange County Sheriff Department’s website. At the drop-down window titled “Online Services,” select On-Line Reporting and proceed from there to file the report.

7. My vehicle has been towed. How do I find out where it is being stored and how to get it out?

You will need to obtain the vehicle license plate number or Vehicle Identification Number (VIN). Call the Orange County Sheriff’s Dispatch desk at 949-770-6011 to confirm that the vehicle was towed, why it was towed, who was responsible, and the name and phone number of the tow company. Then contact the tow company to find out what will be required to get the car back.

8. My vehicle has been impounded. How do I get it back?

If the vehicle has been impounded from within Aliso Viejo and there is a “hold” on the vehicle, please call Aliso Viejo Police Services at 949-425-2564 during normal business hours (Monday through Thursday, 8 a.m. to 5 p.m.).

9. Who do I contact about speeding vehicles on my street?

If speeding vehicles on your street are a long-time recurring issue, please call Aliso Viejo Police Services at 949-425-2564 to discuss options such as the deployment of our radar trailer equipped with speed display. If you observe a speeding vehicle, immediately call Orange County Sheriff’s Dispatch at 949-770-6011 to give a description of the vehicle and, if possible, the license plate number.

10. What are the regulations regarding recreational and oversized vehicle parking on a public street?

The City of Aliso Viejo Municipal Code Section 9.02.030 defines an oversized vehicle as any vehicle with a length in excess of 24 feet, or with a width in excess of 84 inches, or any vehicle with a weight in excess of 10,000 pounds. The following restrictions apply under City of Aliso Viejo Municipal Code Section 9.04.090:

• Maximum parking time limit for any vehicle upon a public street is 72 hours.
•  Recreational/oversized vehicles are not allowed to be parked and left standing upon any public street or highway within the city limits of Aliso Viejo between the hours of 2 and 6 a.m. on two consecutive days.
• Recreational/oversized vehicles are not allowed to be parked and left standing upon any public street or highway within the city limits of Aliso Viejo between the hours of 6 and 2 a.m. for more than 12 consecutive hours on two consecutive days except under certain temporary circumstances (loading/unloading or when performing emergency repairs).

Note: Please contact your homeowner association (HOA) for information about recreational or oversized vehicle parking on a private street.

11. Where can I park my recreational vehicle?

The storage or long-term parking of recreational vehicles (RV) or motor homes is not allowed upon any public street or highway within the city limits of Aliso Viejo. Please check your local phone directory for a list of available RV storage sites.

12. Where can I get livescan fingerprints done?

Fingerprinting via LiveScan is by appointment only at the Aliso Viejo Sheriff’s station located at:
11 Journey
Aliso Viejo, CA 92656

Please call 949-425-1801 for more information.

13. How do I obtain a copy of a crime, incident or traffic report?

Please contact the Orange County Sheriff’s Support Services Records Division at 714-834-6454. There is a copying charge for this service.

14. What police-related programs are available in Aliso Viejo?

Aliso Viejo Police Services provides a variety of programs for the Aliso Viejo community. These programs are as follows:

• Child Safety
• Vacation Home Checks
• Neighborhood Watch

Experienced law enforcement personnel are also available to do presentations on crime-related topics at special events. Please call the Crime Prevention office at 949-425-2564 for more information.

15. How can I obtain crime information by neighborhood?

Crime information by neighborhood may be accessed at the Orange County Sheriff Department’s website, by selecting Online Services or E-Services and “Crime Stats by Area.”

16. Does police services have a deputy who works with the students and schools in Aliso Viejo?

Yes. A School Resource Officer handles the day-to-day issues with Aliso Niguel High School and students. The deputy may be contacted at 949-831-5590.

17. Who do I call to report graffiti?

Please call the Graffiti Hotline at 949-425-2530 to report graffiti.