Is an EPC certificate mandatory in Spain? Yes. Since 1 June 2013, the Certificado de Eficiencia Energética (CEE), the Spanish counterpart of the Belgian EPC, legally required for any owner wishing to sell or rent a property in Spain. This certificate must be available before the property is placed on the market. Without this document, you risk fines ranging from €300 to €6,000, depending on the severity of the offence.
Also listen to our podcast episode on the future renovation obligation in Spain.
The rules: When is an EPC mandatory in Spain?
Unlike Belgian regulations, where the EPC certificate is required in case of public advertising, Spanish legislation (Real Decreto 235/2013) states that the energy certificate must be present at any form of sale or rental to a new owner or tenant.
This document classifies the property on a scale from A (very energy efficient) to G (very inefficient). The aim is to provide transparency to the buyer on the energy consumption and CO2 emissions of the property.
What future EPC rules should you take into account?
Exceptions: When do you not need an EPC?
Although the main rule is strict, Spanish law provides for specific exceptions where an EPC certificate is not required. This is crucial for owners of second homes.
You are exempt from the EPC requirement in the following situations:
- Holiday homes (limited use): Residential properties that less than four months a year are used/leased, as well as whose expected energy consumption is less than 25% of what it would be for a full year of use.
- Note: In this case, however, the seller must make a formal, signed declaration in the notarial deed.
- Small buildings: Detached buildings with a usable floor area of less than 50 m².
- Demolition or major renovation: Properties purchased for immediate demolition or major renovation (where the energy performance changes significantly).
- Industrial and agricultural buildings: Properties not intended for residential use.
How do I obtain an EPC certificate in Spain?
Obtaining an energy certificate in Spain requires the intervention of a recognised technical architect or engineer.
The process involves three steps:
- Home visit: The expert comes on site to inspect the home's insulation, glazing, heating systems and orientation.
- Calculation & Reporting: Based on the measurements, the label is calculated via software recognised by the Ministry of Industry.
- Registration: The report must be officially registered with the competent authority of the autonomous region (e.g. the Generalitat Valenciana Whether the Junta de Andalucía). Only after registration will the certificate be valid.
Validity period: A Spanish EPC certificate is valid for 10 years, unless there are interim renovations that affect the energy score.
Read more about sell or hire in Spain.
What does an EPC certificate cost in Spain?
The cost of an energy certificate is not set by law in Spain and is determined by the free market, mainly based on the area of the property.
Below is an overview of the average market prices (excluding 21% IVA):
| Surface area Dwelling | Guide price (excl. IVA) |
| Up to 100 m² | € 125 |
| 100 m² - 200 m² | € 165 |
| 200 m² - 300 m² | € 195 |
| 300 m² - 400 m² | € 245 |
| 400 m² - 500 m² | € 295 |
| From 600 m² | € 350+ |
Note: Government registration fees are sometimes included in the architect's price, but not always. Always check this.
What are the costs of selling a property in Spain?
Other mandatory documents at sale
Besides the EPC attestation, having your legal file (“Sales Pack”) complete in advance is essential for a smooth sale in Spain. Missing documents is the number one reason for delays at the notary.
In addition to the energy certificate, make sure you have:
- Nota Simple Informativa: A recent extract from the property register.
- Cédula de Habitabilidad (or Licencia de Primera Ocupación): The conformity certificate proving that the property is habitable.
- IBI certificates: Proof of payment of property taxes for past years.
- Co-owners' association certificate: Proof that there are no outstanding debts with the Comunidad.
What other documents do I need when selling a property in Spain?
Advice from Confianz: Start collecting these documents as soon as you decide to sell. A complete file strengthens your negotiating position and speeds up the sales process considerably.
Frequently asked questions (FAQ)
Is an energy label mandatory for a holiday home in Spain?
Not always. If you use the property for less than 4 months a year and the energy consumption is less than 25% of an annual use, an exception applies. However, you must have this explicitly included in the deed of sale.
What is the penalty if I do not EPC have when selling in Spain?
Fines for not having a valid energy certificate (Certificado de Eficiencia Energética) when selling or renting out vary legally between €300 and €6,000, depending on the severity of the offence (light, serious or very serious).
Who pays for the EPC certificate in Spain: buyer or seller?
The cost of the energy certificate is legally borne by the seller (or the landlord in case of rental). The buyer receives the original certificate upon notarial transfer.
How long does it take to apply for an EPC in Spain?
After the architect's visit, the preparation of the report and registration with the regional government usually takes one to two weeks.
Do you have questions about your property selling in Spain? Then feel free to get in touch.
About the author: Glenn Janssens is a lawyer specialising in Spanish real estate transactions and tax regulations. Since 2017, he has been helping Belgian and Dutch individuals and entrepreneurs safely purchase and structure real estate in Spain. He guides files from A to Z: from due diligence, ownership and tax control to estate planning and optimisation for residents and non-residents. Thanks to his years of experience, hundreds of handled files and focus on transparent communication, Glenn makes complex Spanish legislation understandable and practically applicable for every property buyer.
