Energy performance certificate for selling a property: who issues it, validity and penalties
To advertise a property for sale or rent in Spain, you need a valid energy performance certificate. Without it, the advertisement does not comply with regulations, exposing you to administrative penalties as well as delaying serious viewings.
The main legal framework is Real Decreto 390/2021, which sets out the requirement to hold a certificate and display the energy rating label. Details regarding inspections and penalties may also be developed at autonomous community level.
What it is and what it is for
The certificate summarises the estimated energy consumption of the property and its letter rating (A to G). It is neither a utility bill nor an audit of what you spend each month: it is a technical document based on the property's building envelope, installations and standard usage.
The buyer will see it in the listing and in the documentation prior to completion. An outdated or missing certificate holds up property portals, buyers seeking finance, and the notary office during the buyer information phase.
Who can issue it
It must be issued by a qualified professional (a competent energy efficiency assessor) registered with the relevant regional registry. An assessment produced by a painter, estate agent, or a generic template downloaded from the internet is not valid.
The technician visits the property (except in very specific regulatory exemptions), collects the data, and registers the certificate. You will receive the energy rating label and report, which you must provide during the transaction.
Validity of the certificate
Under general rules, the certificate is valid for 10 years from its registration, provided no significant refurbishments altering the rating have occurred. If you have replaced windows, heating systems, or the building facade substantially, it may be necessary to renew it before selling, even if ten years have not elapsed.
Check the date on the document before putting the property on the market. Reusing the previous owner's certificate is only valid if it remains in force and reflects the property's current state.
Statutory validity periods by energy rating
Maximum validity of the energy performance certificate established by national regulations according to the letter assigned to the property.
| Rating obtained | Maximum statutory validity | Inspection requirement |
|---|---|---|
| Letters A, B, C, D, E and F | 10 years | Prior in-person visit by a competent assessor |
| Letter G | 5 years | Prior in-person visit by a competent assessor |
Rating obtained
Letters A, B, C, D, E and F
Maximum statutory validity
10 years
Inspection requirement
Prior in-person visit by a competent assessor
Rating obtained
Letter G
Maximum statutory validity
5 years
Inspection requirement
Prior in-person visit by a competent assessor
Periods regulated under Article 13 of Real Decreto 390/2021.
Obligation when selling (and advertising)
You must provide a copy to the buyer and record it as part of the transaction. In the preliminary phase, any advertisement (property portal, agency listing, sign) must include the rating label or reference to the certificate, as required by consumer and housing regulations.
It forms part of the documentation pack covered in our document checklist for selling a property. Publishing an advertisement without a certificate can lead to its removal and disciplinary proceedings: fine amounts depend on the autonomous community and severity of the infringement, so specific figures are not listed here as they vary by region.
Penalties and practical risks
- Administrative fines for advertising or transferring ownership without a certificate or with a fraudulent certificate.
- Delays: the buyer requests the certificate before signing the preliminary deposit agreement (arras) and you have not yet ordered it.
- Distrust: a listing without an energy label appears incomplete compared to competing properties in the same area.
- Issues if the rating is very low and you have not factored this into price negotiations in advance.
Does replacing windows beforehand improve the sale?
A better rating can help buyer perception, but there is no rule stating that "the price increases by X amount per letter grade". The decision to renovate before selling depends on the cost, the actual condition of the property, and feedback from viewings. We do not promise revaluation percentages based on energy efficiency.
Quick checklist
- Do you have a valid, registered certificate?
- Does it reflect the current state following recent refurbishments?
- Is the energy label visible in the advertisement?
- Do you have a copy to hand over to the buyer along with the rest of the paperwork?
If you are planning to put your property on the market and want to organise your documentation, marketing, and viewings from day one, at Sky Real Estate we assist you with property sales and marketing.