Renovation & construction
Energy certificate: when you need one and how long it lasts
The certificado de eficiencia energética has to be in hand before a property is advertised for sale or rent, not sorted out at the last minute.
A certificado de eficiencia energética (energy performance certificate) is required before a property even goes on the market for sale or rent: the energy rating has to appear in the listing itself. The certificate is issued by an accredited professional and is valid for 10 years, or 5 years for class G. If you are renovating, treat it as more than a formality: a low rating weakens your hand in negotiations, and renovation often improves it.
Required before the listing, not after
The certificado de eficiencia energética gives a property an energy rating from A (the most efficient) to G. Under Spanish law, a valid certificate is needed as soon as the property is advertised for sale or rent, and the rating must appear in its marketing materials.
Who issues it and for how long
The certificate is prepared by an accredited technical professional, an architect or engineer, after inspecting the property and its building services. It is valid for 10 years, or 5 years for properties rated G. If the property has changed significantly, for example the heating system has been replaced or insulation added, it makes sense to renew the certificate before it expires.
Why it is more than a formality for an investor
A low energy rating does not rule out a deal. But a property with a low rating appeals less to end buyers and tenants, and a buyer can use the rating as an argument to push the price down. In a full renovation, energy-efficiency work such as insulation, new windows and new building services often lifts the final rating. Factor this in when planning the scope of works, rather than treating the renovation as a purely cosmetic refresh.
Where it fits in the budget and schedule
The certificate is best obtained or renewed once the works are finished, just before the property goes on the market. There is no point inspecting earlier if the building's parameters are still going to change. For the overall cost structure of a project, see our article on the full budget.
Questions and answers
Does a property's energy rating affect any tax?
Not directly, on IRPF/IRNR or ITP. Indirectly it can, because a low rating weakens the seller's position in negotiations. For IRPF/IRNR the tax base depends on the price actually paid; for ITP, since 2022 the base cannot be lower than the Catastro's valor de referencia, so a lower agreed price alone will not reduce this tax.
Is a certificate needed for each flat or for the whole building?
As a rule, yes: every unit that is sold or let needs its own certificate. But if the building as a whole already has a valid certificate, RD 390/2021 allows it to be used as the basis for an individual flat's certificate, which speeds up the process rather than replacing it.