ANYONE who has let out or sold their property in recent years will have gone through the process of obtaining an energy-efficiency certificate – and, if you're planning to sell yours or rent it, you need to know what is involved.
You'll need an official energy rating if you plan to sell or let out your property (photo: Freepik)
But you don't necessarily have to be planning to move – homeowners who intend to stay put for now sometimes look into getting an energy-efficiency certificate to find out what they can do to improve emissions, reduce the amount they spend on electricity bills, and keep their property warmer in winter and cooler in summer.
Although it may sound like just another task to grapple with in a long list when you're planning on selling or renting your home, acquiring an energy-efficiency certificate is actually fairly simple, as explained by utility boards Iberdrola and Endesa.
Who needs an energy-efficiency certificate?
Anyone who plans to sell their property or let it to tenants – including commercial properties – whether they are brand-new or pre-owned, provided their 'useful area size' is over 50 square metres. The 'useful area size' definition means that, even if a property is larger than 50 square metres, those parts of it which are technically inaccessible or 'unavailable' – such as thick walls – do not count when measuring floor space.
Properties to let which require an energy-efficiency certificate include those due to be occupied by long-term and permanent tenants, as well as holiday homes that are available for use for at least eight months of the year.
Who doesn't need an energy-efficiency certificate?
Owners of individual properties for sale or rent with a useable floor size of less than 50 square metres are exempt.
If you bought your property brand-new and now intend to sell it or let it out, you may well already have an energy-efficiency certificate. These are now automatically issued, by law, for new builds. But if you have since upgraded your energy rating through extra works – such as adding solar panels, better insulation, or double glazing – you might want to obtain a fresh certificate to reflect its improved category.
Properties left unoccupied – and which will continue to be left unoccupied – for more than eight months of the year do not need an energy-efficiency certificate. This might be the case if, for example, you own a second home that you only intend to let to holidaymakers in July and August, and use for yourself on occasional weekends out of season.
Some properties used as short-term lets for more than four months of the year may also be exempt, if their energy consumption during their occupation is expected to be less than 25% of that normally consumed in one year. This might apply, for example, to homes on the Mediterranean, south coast, or in the Canary Islands, which are let out solely in spring and autumn – at those times of year, neither heating nor air-conditioning are likely to be necessary, so electricity and gas use will be minimal.
In the case of a property exempt from the rule due to low-level occupation, the owner is required to present a formal declaration to that effect.
Why would you get an energy-efficiency certificate if you aren't required to by law?
Anyone who lives in their property full-time and does not intend to let or sell it is not required to obtain an energy-efficiency certificate – but they may do so voluntarily, to help them decide whether to make renovations to improve use of electricity, perhaps.
Also, works undertaken to improve a property's energy rating where the owner does not intend to let or sell it can often bring tax breaks. Detailing actions taken and providing proof – contractors' invoices, for example – on your annual income tax declaration means you may get some of the costs refunded. This, along with money saved on electricity bills, may prove a financial incentive to seek an energy-efficiency certificate even if you are not legally obliged to.
Why does a property for sale or let need an energy-efficiency certificate?
As part of a national drive to increase home energy efficiency and reduce Spain's carbon footprint, the requirement for these certificates was introduced via Royal Decree (bill of law) number 235/2013.
Its wider purpose is to meet European Union requirements under EU Directive 2002/91/EC.
At national and EU level, part of the scheme's purpose is to provide greater information to would-be tenants and buyers when making choices – a property with a very low energy-efficiency rating, for example, would cost them more in electricity bills, which might be a deciding factor when considering a purchase or where to live.
Adding solar panels is one way to improve your energy rating (photo: Archive)
What is an energy-efficiency rating?
Properties are given a 'grade', ranging from A to G, with A being the most energy-efficient and G being the least. The 'A' is shown with a dark green background, the 'G' on a red background, and the other letters with shades in between, from orange through yellow and pale green.
In the same way as domestic appliances now bear mandatory coloured stickers, with a letter associated with a given colour, any residential or commercial buildings that change owners or occupiers do, too. These do not need to be visible on the outside, but the advertisement, rental contract, or description on the sales contract, will mention the rating.
How is an energy-efficiency rating calculated?
The likely consumption of fuel for heating, cooling and lighting, as well as carbon dioxide (CO2) emissions levels, together with any leakage – higher use of fuel due to this being wasted through less-efficient construction; for example, gaps in windows that cause heat to seep out, requiring occupants to turn up the radiator more – all influence the energy-efficiency rating.
After carrying out an on-site inspection, the technician appointed will use an IT programme authorised by the national government's ministry for industry to calculate the final rating. This ensures the result is accurate, not just a personal (albeit qualified and professional) opinion.
What does an energy-efficiency certificate contain?
Identification details of the property – type, year of build, location, construction materials, and so on – are featured. A description of the checks and inspections made by the official technician for the purpose of issuing the certificate, and a description of the 'energy features' of the property, are included.
'Energy features' might mean natural light availability, quality of insulation – if any – plus the conditions, atmosphere and natural temperature inside when it is occupied and used for its intended purpose, together with general indoor air quality.
The energy rating letter from A to G is stated, together with recommendations for works the owner can undertake to improve this. These works are described in 'steps', offering advice for upgrading by at least two levels if the building is rated at C or below.
For example, a certificate for a property rated B will cover actions necessary for raising it to an A-rating; a certificate for a C-rated property will detail what needs to be done to increase the grade to a B and, separately, to an A; a G-graded property certificate will list how to qualify for an F-rate, then extra works to reach an E- rate, and so on up to A.
Properties with a low rating – D, E, F, or G – which do not have the potential to reach the maximum A-grade will be given details of the steps to achieve one and two grades above, respectively.
Who can issue an energy-efficiency certificate?
Only specialist companies, engineers, technicians, or architects can issue a certificate – those who are able to do so will normally include their authorisation in this area in their advertising. Some home renovation firms may offer the energy-efficiency certificate as part of their package, meaning they will organise it all for you through technicians they work closely with.
Electricity boards, including Iberdrola and Endesa, are also able to do so, and will generally handle the entire process for you once you have given them the go-ahead.
Energy-efficiency certificates must be registered with the relevant authorities, but a qualified technician will do this for you – either automatically or upon request.
How much will an energy-efficiency certificate cost me?
You should be given an estimate, based upon the size, type and location of your property, and how much effort is involved in accessing the parts of it necessary for a full inspection. The average price ranges from about €60 to €130.
If you are having renovations carried out in your home, the construction worker or company may offer a package for the entire project, with an energy-efficiency certificate included.
Does an energy-efficiency certificate ever expire?
Energy-efficiency certificates, and their corresponding rating, are valid for 10 years from the date of issue. If you plan to sell or let your property and any existing certificate is more than 10 years old, you will have to arrange for a fresh inspection, report and rating.
Even if your certificate is still current, though, you can still seek a new one if you have had works carried out which might improve the property's energy rating.
