Costs for the Energy Certificate when Selling: A Guide to Optimising Price and Property Value
Are you planning to sell your property and see the energy certificate as just another cost? This guide shows you how costs ranging from €50 to €500 arise and how to use the document strategically. Understand the differences between consumption and demand certificates to refine your sales strategy.
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The topic briefly and concisely
The cost of an energy certificate when selling ranges from €50 (consumption certificate) to €500 (demand certificate) and is to be borne by the seller.
The Building Energy Act (GEG) requires an energy certificate for every sale; if absent, fines of up to €15,000 may be imposed.
A good energy rating (e.g., Class A, B) is a strong selling point that can increase property value and shorten the selling time.
Every property sale in Germany requires it, yet few sellers take full advantage of its potential: the energy certificate. Mandated by the Building Energy Act (GEG), it is far more than just a bureaucratic hurdle. It is a crucial document that reveals at a glance the energy efficiency and thus the future additional costs of your property to potential buyers. Choosing the right type of certificate and obtaining a good rating can speed up the sales process by weeks and measurably increase the achievable price. This article details the costs of an energy certificate during a sale, explains the legal obligations, and provides you with a clear basis for decision-making.
Key Points: Energy Performance Certificate Costs and Obligations
A valid energy performance certificate is legally required for the sale of a property. The costs are usually borne by the seller and can vary significantly depending on the type of certificate. A simple consumption certificate is available from around €50, while a detailed demand certificate can cost up to €500. The choice between the two is not just a matter of price but depends on the year of construction and the renovation status of your property. The absence of a valid certificate can lead to fines of up to €15,000. A good energy efficiency rating (e.g., A+ or B) is a strong selling point and can directly enhance the property's value. The certificate must be presented to potential buyers at the latest during the first viewing, without being requested.
Legal Framework: Why No Sale Takes Place Without an Energy Certificate
The Building Energy Act (GEG) forms the legal basis for the energy certificate requirement in Germany. It obliges every owner to present a valid energy certificate when selling, letting, or leasing a property. This regulation serves transparency and aims to provide buyers with an informed assessment of the expected energy costs. Since 2014, eight mandatory details from the certificate must be included in commercial real estate advertisements. Violations of these presentation or information obligations are considered administrative offences. The responsible authorities can impose fines of up to 15,000 euros if the certificate is not presented, not fully, or not in time. An overview of all necessary important sales documents helps you avoid such pitfalls. The legal anchoring underscores the importance of the document and makes it an indispensable part of every sales process.
Verbrauchsausweis vs. Bedarfsausweis: A Cost-Benefit Analysis
When choosing an energy certificate, you have two fundamentally different types at your disposal, the costs and significance of which vary greatly.
The Cost-effective Consumption Certificate
The consumption certificate is based on the actual energy consumption data of the last three years. Its creation is uncomplicated, and the costs are therefore usually only between 50 and 150 Euros. It reflects the individual heating and ventilation behavior of the previous residents, which limits its objective comparability. For an initial, quick assessment, it is often sufficient, provided it is legally permissible.
The Detailed Requirement Certificate
The requirement certificate, on the other hand, assesses the theoretical energy demand of a property. A qualified expert analyzes the building structure, insulation, windows, and system technology for this purpose. This effort leads to significantly higher costs of 300 to 500 Euros. Its major advantage is the user-independent and objective assessment of the building envelope. A professional energy certificate analysis can help you interpret the results correctly. The requirement certificate provides a more solid basis for refurbishment recommendations and is often perceived by buyers as more meaningful.
Choosing the Right Certificate: A Matrix for Your Property
The choice between an energy consumption certificate and a demand certificate is not always optional; it is regulated by law. The following criteria determine which certificate is required for your property when selling:
Year of construction of the building: For residential buildings constructed before the first Thermal Insulation Ordinance of 1977 and with fewer than five units, the more expensive demand certificate is mandatory. Exception: The building has since been upgraded to meet the 1977 ordinance's energy standards.
Number of residential units: For buildings with five or more units, regardless of the year built, you have the free choice between both types of certificates.
Type of building: For new buildings, logically only a demand certificate can be issued, as no consumption data is available.
Even if you have the choice, opting for a demand certificate can be a smarter strategy. It signals transparency and can objectively demonstrate the energy efficiency of a well-renovated older building. This builds trust and can justify a higher selling price. Therefore, investing in a demand certificate often pays off.
From A+ to H: How the energy efficiency class affects the sale price
The energy certificate classifies properties on a colour scale from green (A+) to red (H), similar to household appliances. This classification directly influences purchasing decisions and prices. A property in the green classes (A+, A, B) promises low additional costs and is typically sold for 5-15% more than a comparable property in classes F or G. Even improving by a single efficiency class can shorten the marketing period by several weeks. Potential buyers use this value to assess the long-term profitability of a property. A poor energy rating, on the other hand, can lead to price negotiations or serve as a prompt for examining a possible obligation to renovate. A good rating is thus a strong, quantifiable selling point. Investing in targeted energy efficiency measures before selling can therefore be doubly worthwhile.
The Process: How to Obtain a Legally Compliant Energy Certificate
Obtaining a valid energy certificate follows a clear process. Only certified professionals are allowed to issue the certificate. This includes architects, structural engineers, and specially trained energy consultants. Here are the typical steps:
Qualify the issuer: Check the provider's eligibility according to GEG § 88. Being listed in the federal energy efficiency expert database is a good quality indicator.
Provide data: For a consumption certificate, you will need the heating bills for the last three years. For a demand certificate, building plans and information on renovations carried out are required.
Commissioning and creation: Consumption certificates can often be ordered online for around €60. For a demand certificate, an on-site inspection by the expert is usually necessary, which raises the cost to over €300.
Verification and delivery: The completed certificate is valid for 10 years and must be handed over to the buyer, at the latest at the time of notarisation, in the original or as a copy.
Unsure which measures will have the greatest effect on your property? A renovation potential report by Auctoa provides data-based answers before you invest money.
kosten-fur-einen-energieausweis-bei-verkauf
The costs for an Energy Performance Certificate (EPC) when selling a property are an unavoidable but strategically important investment. They range from around €50 for a simple consumption certificate to €500 for a detailed demand certificate. The legal obligation under the GEG protects you from fines of up to €15,000 and creates transparency for the buyer. More importantly, however, is the opportunity it presents. A good energy rating is a strong selling point that can increase the price and accelerate the marketing process. Use the insights from the certificate to objectively portray the value of your property. Do not view the EPC as a bothersome duty, but as the first data-driven step towards a successful and profitable property sale.
Additional useful links
Verbraucherzentrale explains what an energy certificate is and what information it contains for residential buildings.
co2online provides information about the energy certificate, including its significance and use.
Deutsche Energie-Agentur (dena) offers a guide for building assessment as part of the creation of energy certificates.
Verbraucherzentrale clarifies who is required to have an energy certificate for properties.
Statista provides statistics on the distribution of energy efficiency classes of properties in Germany.
IW Köln offers an expert report on refurbishment potential in residential properties.
Bundeswirtschaftsministerium provides an infographic on the topic of energy certificates.
FAQ
How long is an energy certificate valid?
An energy certificate, whether a consumption or demand certificate, is generally valid for 10 years. After this period, or after comprehensive energy renovations, a new certificate must be issued.
Who pays for the energy certificate when selling a house?
The cost of creating the energy certificate is usually borne by the seller of the property. They are legally obliged to provide the document.
What happens if I don't provide an energy certificate when selling?
If you do not present a valid energy certificate, you are committing an administrative offence, which can be penalised with a fine of up to 15,000 euros. Additionally, the buyer may be able to make claims under certain circumstances.
Are there exceptions to the energy certificate requirement?
Yes, there are few exceptions. These include buildings that are listed as historical monuments, as well as small buildings with a usable area of less than 50 square meters. An energy certificate is also not required for buildings that are to be demolished.
Is an online energy certificate sufficient?
An online order is often sufficient for an energy consumption certificate, where you enter the consumption data yourself. However, for a legally valid demand certificate, an on-site assessment by an expert is usually required to correctly evaluate the building structure.
Can the buyer waive the energy certificate?
No, a waiver by the buyer is not legally possible. The seller remains obliged to present the energy certificate. A corresponding clause in the purchase contract would be ineffective.
