GEM$ Program Overview for Tenants & Landlords

The GEM$ program empowers landlords and renters to invest in clean energy improvements through an on‑bill financing structure. 

Low‑ to moderate‑income renters who pay their own electric bills can reduce monthly costs with no upfront payment and without taking on long‑term credit risk. Because GEM$ obligations are tied to the utility meter rather than the individual, renters are no longer responsible once they move out. 

For landlords, understanding their responsibilities is essential to successfully financing and managing a photovoltaic (PV) system on a rental property. 

ON-BILL FINANCING OPTIONS

GEM$ On‑Bill Loan Program:

The landlord, or system owner, owns the PV system and may be eligible for tax credits. Monthly on-bill payments appear on the tenant’s, or ratepayer’s, utility bill. 

GEM$ Energy Services Program (Third‑Party Ownership/Lease):

A third‑party provider owns the system and contracts with the tenant, subject to landlord approval, to purchase the energy generated. 

Prepaid Leases:

A third-party provider owns and operates the system installed on your property. HGIA makes a loan to the ratepayer to prepay for the energy the system generates over the term of the lease. The ratepayer makes monthly payments to pay down the loan.  

Application Requirements

Whether the PV system is owned by the landlord or by a third‑party provider, both the landlord and the renter must complete the application process and sign all required GEM$ program documents. 

Landlords must submit the following in the Banyan Portal: 

  1. Landlord Application
  2. Personal tax returns from the past two years (uploaded into the Landlord Application)
  3. A personal financial statement (uploaded into the Landlord Application)

Tenants do not have credit requirements, but they must meet income guidelines of less than 140% of the area median income. Tenants should submit the GEM$ Main Application.

Any additional people listed on the utility account or additional property owners will need to submit an Additional Application. The link to the Additional Application will be provided by HGIA during the review process of the GEM$ Main and Landlord Applications.

Vacancy Suspensions

When tenants move out, they are released from further GEM$ payments. The financial obligation stays with the meter and transfers to the next active ratepayer. 

If the unit becomes vacant and no one is actively paying the utility bill, the GEM$ charge can be suspended for up to a total of two years if:

  • The landlord notifies HGIA of the vacancy; and 
  • The landlord or property manager did not activate a “Collective” account with HECO whereby the electric account is automatically transferred to the landlord or property manager when tenants vacate the property.

Disclosure Responsibilities to Tenants 

Since the GEM$ obligation follows the meter, any new ratepayer taking over the utility account becomes responsible for the program charge. 

Landlords are required to: 

✔ Notify HGIA when renters or ratepayers change 

✔ Disclose the GEM$ charge and its transferability to all incoming tenants 

✔ Ensure new occupants understand they must accept and pay the charge tied to the meter 

✔Ensure new tenants sign all required program documents 

Supporting Tenant Transitions 

Clear communication, timely disclosures, and coordination with HGIA help ensure a smooth transition between tenants and support the long‑term success of clean energy improvements on rental properties. 

Converting Your Property to a Rental Property

If you are converting your owner-occupied property into a rental property, please watch this video, to understand the requirements under the GEM$ On-Bill program.