Legal Requirement Since 2014
The Building Energy Act (GEG) stipulates that a valid energy certificate must be available for every sale, rental, and lease. This obligation applies to all residential buildings – from single-family homes and condominiums to multi-family houses.
The essential energy performance values must already be stated in the property advertisement: energy efficiency class, final energy demand or consumption, year of construction, and the energy source for the heating system. A violation can be punished with a fine of up to €10,000. The costs for the energy certificate are part of the incidental selling costs that you should budget for.
Consumption vs. Demand Certificate
There are two types of energy certificates, which differ in their methodology and significance:
| Criterion | Consumption Certificate | Demand Certificate |
|---|---|---|
| Basis | Actual Consumption (3 years) | Technical Building Analysis |
| Cost | 50 – 100 € | 300 – 500 € |
| Significance | Dependent on user behavior | Objective and user-independent |
| Mandatory for | Buildings with ≥ 5 residential units | Buildings with < 5 units, built before 1977 |
| Validity | 10 years | 10 years |
For single-family homes built before 1977 that have not been modernized to at least the standard of the 1977 Thermal Insulation Ordinance, the demand-based certificate is mandatory. In all other cases, you have a choice – however, the demand-based certificate is more meaningful and is often preferred by buyers. Combined with professional home staging, a good energy certificate can noticeably increase the selling price.
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VALUE PROPERTY NOWEnergy Efficiency Classes and Their Meaning
The energy efficiency class ranges from A+ (very efficient) to H (very inefficient) and gives buyers a quick orientation on the expected energy costs:
| Class | kWh/m²a | Classification |
|---|---|---|
| A+ | < 30 | Passive House / KfW 40 |
| A | 30 – 50 | New Building Standard |
| B | 50 – 75 | Well renovated |
| C | 75 – 100 | Average renovation |
| D | 100 – 130 | Partially renovated |
| E – H | > 130 | Needs renovation |
A good energy efficiency class can positively influence the selling price, as buyers expect lower operating costs. Conversely, a poor class can lower the price – here, an honest assessment as part of the property valuation is worthwhile.
Important: GEG Amendment and Renovation Obligations
With the amendment of the Building Energy Act, renovation obligations can be triggered upon change of ownership – such as the duty to insulate the top-story ceiling or replace old heating boilers. These obligations are transferred to the buyer and can influence the selling price. As a seller, you should be aware of these points and communicate them transparently to avoid future conflicts. You should also keep an eye on the incidental costs of selling property.
Frequently Asked Questions about the Energy Certificate
Do I need an energy certificate when selling my house?
Yes. Since 2014, the energy certificate has been legally required for sales, rentals, and leases. It must be presented at the latest during the viewing and handed over to the buyer after the contract is signed.
What does an energy certificate cost?
A consumption-based certificate costs between €50 and €100, while a demand-based certificate costs between €300 and €500. The cost depends on the provider and the size of the building.
How long is an energy certificate valid?
An energy certificate is valid for ten years. After it expires, a new certificate must be issued for a sale or rental.
What happens if I don't provide an energy certificate?
A violation of the obligation to present the certificate is an administrative offense and can be punished with a fine of up to €10,000. Additionally, the energy performance value must already be stated in the property advertisement.
Enes Gülcan
Immobilienexperte & Gründer von Nordhall Immobilien
Ich begleite Eigentümer in Augsburg persönlich beim Verkauf ihrer Immobilie – diskret, strukturiert und mit dem Anspruch, für Sie das bestmögliche Ergebnis zu erzielen.
— Enes Gülcan
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