Energy performance certificate: what it is, how much it costs, and why it's mandatory
Everything a property owner needs to know about the energy performance certificate before selling or renting a property in Madrid.
Since 2013, the energy performance certificate (certificado de eficiencia energetica) has been mandatory for selling or renting any property in Spain. It is not a recommendation — it is a legal requirement. Yet many property owners leave it to the last minute or do not fully understand what it entails.
What it is exactly
The energy performance certificate is an official document that rates a property from A (most efficient) to G (least efficient) based on its energy consumption and CO2 emissions. It is issued by a qualified technician (architect, technical architect, or engineer) after inspecting the property.
It includes:
- Energy rating (letter and number)
- Estimated energy consumption in kWh/m2 per year
- Estimated CO2 emissions
- Improvement recommendations to achieve a higher rating
Once issued, the certificate must be registered with the relevant authority in the Comunidad de Madrid. It is valid for 10 years.
Why it matters for the sale
It is required by law. The energy label must appear in any sale listing (property portals, agency website, shopfront). Failure to include it can result in fines ranging from €300 to €6,000.
It influences the buyer’s perception. An E, F, or G rating — common in buildings constructed before 1980 — does not prevent the sale, but the buyer factors it in as a future cost (windows, boiler, insulation).
In high-end properties, energy efficiency matters more than it might seem. A buyer paying €1,500,000 for a flat in Salamanca expects thermal comfort and reasonable energy costs. If the certificate shows a G, it becomes a point of downward negotiation.
How much it costs and how long it takes
In Madrid, the cost of an energy performance certificate varies depending on the size of the property:
- Flat of 60-100 m2: between €80 and €150
- Flat of 100-200 m2: between €120 and €200
- Detached house: between €150 and €350
The full process — technician visit, report preparation, registration with the Comunidad de Madrid — typically takes between 3 and 7 working days.
What rating is normal in Madrid
Most properties in central Madrid (buildings constructed before 1980) receive ratings between E and G. This is not alarming — it is expected given the age of the construction.
Properties with a rating of C or above tend to be:
- Buildings constructed after 2007 (when the Technical Building Code came into force)
- Properties that have undergone energy-efficient renovations
- New-build developments
In prime areas, a good energy rating is a genuine differentiator. If your property has been renovated with efficiency in mind (double-glazed windows, underfloor heating, aerothermal systems), make sure the certificate reflects that.
Recommendations before requesting the certificate
1. Have your renovation documentation ready. If you have replaced windows, the boiler, or insulation, provide the invoices to the technician. Without documentation, the technician assesses “what they see” and may assign a lower rating than the property deserves.
2. Do not carry out renovations solely to improve the rating. The cost of moving from an E to a C can exceed €15,000-30,000 in a typical property. It rarely pays off financially for the sale. It is better to inform the buyer of the improvement potential than to invest in a renovation they will want to do to their own taste.
3. Request it in good time. Do not leave it until the week of the signing. If there is an issue with the registration or if the technician needs to return, you need margin.
4. Choose a technician with experience in your type of property. An architect who knows the buildings in your area will produce a more accurate report than a generalist.
The future: European regulation
The European Energy Performance of Buildings Directive (EPBD) is moving towards mandatory minimum ratings within specific timeframes. Although the transposition into Spanish law has not yet been finalised, the direction is clear: properties with lower energy ratings will lose relative value compared to more efficient ones.
For owners planning to sell in the medium term (2-5 years), this is a factor to consider when deciding when to sell.
Are you preparing to sell your property? Request a confidential valuation and we will help you with all the necessary documentation.
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