The most important points
When buying real estate, it's not just about the purchase price, because the follow-up costs often make all the difference. Especially with rising energy prices and increasingly strict regulations, the energy performance certificate is becoming a real touchstone. Not only does it reveal how efficient a building really is, but it can also show you before you buy whether you're facing expensive renovations. If you read the document correctly, you can identify opportunities, save money, and avoid unpleasant surprises that would otherwise only become apparent after you move in.
And if you're now thinking, "Help, all these numbers and colors – how am I supposed to understand this?" Don't worry. Our trained brokers at coming home Sales will guide you through the details, explain exactly what the energy performance certificate really reveals, and show you how you can use the information wisely to make your purchase decision. This way, you'll stay well informed and relaxed instead of getting annoyed about hidden costs.
Energy performance certificate: What buyers need to know now
- Mandatory for sales and rentals: A property cannot be officially offered for sale or rent without an energy performance certificate.
- Two variants: There is the energy demand certificate (calculates the energy demand of the building) and the energy consumption certificate (based on the actual energy consumption of the residents).
- Heating costs at a glance: The energy performance certificate shows how energy-efficient the house is and helps you estimate how high your future energy costs could be.
1. The basics: What is an energy performance certificate and when is it mandatory?
The energy performance certificate is like an energy label for your property. It shows at a glance how efficient a house or apartment really is – similar to refrigerators or washing machines. Those who are familiar with it can better compare properties and immediately recognize where heating costs could later put a strain on their wallet.
Is an energy performance certificate mandatory?
Yes, in Germany, the energy performance certificate is required by law. According to the Building Energy Act (GEG), the seller or landlord must present it on their own initiative at the latest during the viewing. When the contract is signed, you will receive the original or a copy of the certificate – so you know immediately whether the house is more of a money saver or a real heating cost guzzler.
From which year of construction is an energy performance certificate required?
In principle, an energy performance certificate must be presented for all heated buildings that are being sold or newly rented. This allows buyers or tenants to immediately see how energy-efficient the house or apartment is and what heating costs they can expect.
It is important to note the following distinction:
- Old buildings (building application before October 1, 2007): The energy performance certificate must show the energy efficiency class from A+ to H.
- New buildings: In this case, an energy demand certificate is always required, which calculates the actual energy demand of the building.
Who issues an energy performance certificate?
The energy performance certificate may only be issued by qualified experts who have the necessary training and certification. These include, for example:
- Architects
- Civil engineers
- Physicists
- Master craftsmen in certain trades (e.g., heating engineers, chimney sweeps)
These experts have usually completed special training to be able to correctly perform the complex calculations required by the Building Energy Act (GEG). This ensures that the certificate provides reliable and legally compliant information on energy efficiency – an important point of reference for buyers and tenants.
How long is an energy performance certificate valid?
An energy performance certificate is usually valid for ten years – enough time to inform buyers or tenants about the energy efficiency of the house. However, if the building undergoes significant modernization, such as new insulation or a completely new heating system, the certificate expires prematurely. In such cases, a new certificate must be issued so that the energy efficiency information is correct again.
How much does an energy performance certificate cost?
The cost of an energy performance certificate can vary greatly, depending on whether you opt for a consumption or demand certificate. It is wise to know in advance which option you really need to avoid unpleasant surprises on your bill.
2. Energy demand certificate vs. energy consumption certificate
The energy performance certificate provides the most important information about a house's energy efficiency in two different ways. As a buyer, it is important to know the difference, because depending on the type of certificate, the information about energy requirements and expected costs can vary greatly.
The consumption certificate (consumption-based)
The consumption certificate is a form of energy certificate and shows how much energy a building has actually consumed over the last three years. It is based on the heating and hot water costs of the previous occupants.
- Advantage: It is relatively inexpensive and quick to produce because no complex calculations of the building fabric are necessary.
- Disadvantage: The values depend heavily on the individual behavior of the residents. If a particularly economical owner has heated the building, the certificate may show a good energy value – even though the building fabric or insulation of the house is actually poor. Buyers should definitely keep this in mind.
The demand certificate (demand-oriented)
The demand certificate is a type of energy certificate in which an expert calculates the theoretical energy demand of a house. Unlike the consumption certificate, the result does not depend on the behavior of the residents, but on the building fabric, heating, and insulation of the building.
- Advantage: The energy demand certificate provides an objective assessment of the building's energy efficiency because it is based on the actual building fabric, heating, and insulation—regardless of how the previous occupants heated or consumed energy. This makes it particularly useful for planning future heating costs and renovations.
- Disadvantage: It is more complex and expensive to produce, as a specialist has to analyze and calculate the building in detail.
When is which certificate mandatory?
What does an energy performance certificate look like?
The energy performance certificate has a uniform structure and is standardized so that the most important information on the energy efficiency of a building is presented clearly and easily understandable at a glance. This includes, among other things, energy consumption, energy efficiency class, and information on possible modernizations.
- The color scale: The energy efficiency class shows how energy-efficient a building is on a scale from A+ (very good, green) to H (very poor, red). The further the arrow points to the left in the green area, the better the energy balance—and the lower your heating costs will generally be.
- The key value: The most important value in the energy performance certificate is the final energy demand or final energy consumption. It indicates how much energy a building actually needs per square meter per year, expressed in kilowatt hours per square meter per year (kWh/m² a).
- Modernization recommendations: The energy performance certificate contains specific suggestions on how the building could become more energy efficient – for example, insulating the facade or replacing the windows. These recommendations are not legally binding, but they do help with planning modernization measures and estimating future heating costs.
3. The renovation obligation when changing owners: What buyers need to know
Anyone buying an older property should be aware that they may be required to carry out renovations prescribed by law. The Building Energy Act (GEG) stipulates that certain modernization measures must be carried out in order to reduce energy consumption—for example, insulating the roof or facade or replacing outdated heating systems. For buyers, this means that if these measures are not implemented, there may be legal consequences, but at the same time they offer the opportunity to save energy costs in the long term and increase the value of the property.
The 2-year deadline: When does the renovation obligation begin for the new owner?
The renovation obligation applies if you buy, inherit, or receive as a gift a single-family or two-family house that does not meet the minimum legal requirements for energy efficiency. This means that you must carry out certain modernization measures to bring energy consumption up to the prescribed standard.
Which renovation measures are mandatory?
When you take over a property, you should be fully aware of the renovation obligations in three important areas – this is where you decide what needs to be modernized and when.
- Insulation of the top floor ceiling: The ceiling of the top, unheated floor—for example, the attic—must be insulated if the roof is still uninsulated. This keeps the heat in the house, reduces heating costs, and makes the building more energy-efficient—a simple step that quickly pays for itself.
- Replacement of old boilers: Boilers that are more than 30 years old and still run on outdated technology may no longer be operated. For homeowners, this means replacing old oil heating systems with modern heating systems, which saves energy and heating costs in the long term.
- Insulating pipes: All hot water pipes and fittings in unheated rooms, such as basements, should be well insulated. This reduces heat loss, keeps heating costs down, and makes the house more energy efficient overall.
Are there any exceptions to the renovation obligation?
Yes, there are some important exceptions that can exempt buyers from the renovation obligation:
- Own use: If you already lived in the house before February 1, 2002, you do not have to carry out any renovations.
- Listed buildings: In the case of listed buildings or buildings of particular historical value, the obligation does not apply if modernization would impair the appearance or substance of the building.
- Uneconomic: If the costs of renovation are disproportionate to the benefits, the obligation may also be waived.
4 The energy performance certificate as the key to risk assessment
For you as a buyer, the energy performance certificate is much more than an official form—it is a real tool for assessing potential risks. A poor rating on the color scale does not automatically mean that the property is a no-go, but it does show you what follow-up costs you might face and whether renovation measures may be necessary.
If you have any questions or need assistance, contact us at coming home Sales—or learn more about us and our work so that you don't overlook any risks when buying.
This article is for general information purposes only and does not replace individual legal or professional advice. The respective owner is responsible for compliance with the legal requirements of the GEG.
