Energy certificate: compulsory for selling or renting

There's one document without which you can't even advertise your flat today: the certificado energético (energy performance certificate). It's compulsory for selling or renting, it has to appear in the advert and the buyer or tenant has the right to see it. Here's what it is, when you need it and how to get it without hassle.

What it is (and what it isn't)

The certificate rates your home with a label from A to G according to its energy consumption and emissions: A is the most efficient and G the one that consumes most. It's obtained from a technical visit that analyses the insulation, windows, heating, hot water and orientation, among other factors.

It's not an inspection of the electrical installation nor a boiler service: it only measures energy efficiency. Nor does it oblige you to renovate anything: it rates what there is, good or bad.

When it's compulsory

You need it whenever you're going to sell or rent your home (or a commercial unit). Specifically:

• It must be available before publishing the advert: the energy label must appear in the property's advertising, whether on a portal, a sign or wherever.
• It must be handed to the buyer or tenant: in a sale it's handed over at the escritura (the deed signing); in a rental, with the contract.
• There are some exceptions (buildings protected for their architectural value, provisional constructions or ones of very limited use, among others), but for a normal home there's no escape.

Golden rule: commission the certificate as soon as you decide to sell or rent, not the week of the signing. Without it, the transaction can get stuck at the notary's.

Who does it and what it costs

It's issued by a qualified technician (architect, technical architect, engineer or technical engineer) after visiting the home. The process is simple: a visit of under an hour, data collection and issue of the certificate, which is then registered in the corresponding regional register (in the Comunitat Valenciana, the Generalitat's).

The cost is set by each technician and depends on the home (size, type, travel). Get a couple of quotes and distrust abnormally low prices: a serious certificate requires an in-person visit. Certificates done "without setting foot in the house" aren't reliable and can bring you trouble.

Validity: 10 years (with nuances)

The certificate is valid for a maximum of 10 years, but if you renovate the home improving its efficiency (change the windows, install aerothermal heating, insulate the facade), it's worth renewing it: a better letter makes your flat more attractive and can justify a better price. Bear it in mind if you're going to do renovations before selling: the renewed certificate is the proof of the improvement.

If you buy or rent: what to look for on the label

• The letter, but with context. A G in a 1970s flat without renovation is what's expected; the question is how much it'll cost you to raise it and whether the price reflects it.
• The estimated consumption. The certificate includes indicative consumption figures: they give you an idea of the annual energy spend.
• The recommendations. The document usually includes improvement measures suggested by the technician: it's a free roadmap for future renovations.

Don't rule out a flat just for its letter: use it to negotiate and to plan. A home with a poor rating but a good price and room for improvement can be a better buy than one with a good letter and an inflated price.

What happens if you don't have it

The regulations provide for fines for advertising or selling without a certificate, and in practice the notary will ask you for it at the escritura. In other words: it's not decorative paperwork, it's a requirement of the transaction. Including it in your folder of documents for selling from day one avoids delays and arguments.

Please note: this is general, educational information. Energy regulations have details and exceptions according to the type of property: if in any doubt, consult a technician or a professional.

Selling or renting in Cullera or La Safor? At Llevant Patrimonial we review with you all the documentation needed before publishing the advert, energy certificate included. Opening soon.