What is it about?
The energy performance certificate (Energieausweis) is not optional when selling, but a legal obligation. Certain key figures must already be included in the property advertisement, and the certificate must be presented unrequested at the latest during the viewing. If it is missing, fines are threatened and buyers become suspicious.
For prospective buyers, the certificate has also become a central decision criterion: It provides a first indication of ongoing energy costs and potential renovation needs – topics that have gained significant importance given rising energy prices.
Definition and meaning
The energy performance certificate classifies a building energetically. A distinction is made between the consumption-based certificate (Verbrauchsausweis) (based on the actual energy consumption of recent years) and the demand-based certificate (Bedarfsausweis) (based on a technical analysis of the building envelope and system technology).
For condominiums, the certificate generally refers to the entire building, not the individual flat. It is issued according to the specifications of the Building Energy Act (GEG) and is generally valid for ten years.
Why it matters
Without a valid energy performance certificate, a property may not be legally advertised correctly. The mandatory information (e.g., energy source, year of construction, characteristic value, energy efficiency class) must already appear in commercial advertisements.
The certificate also protects the seller: Anyone who provides the mandatory information correctly and presents the certificate in good time avoids later accusations and fines. For certain renovations or new builds, a demand-based certificate (Bedarfsausweis) may be required instead of a consumption-based one.
The key sections
You should know and check these components:
Building and Property Data
Address, building type, year of construction of the building and the heating system, number of flats, and the main energy sources.
Type of Certificate
Identification as a consumption-based or demand-based certificate. The two are not directly comparable because they are based on different methodologies.
Final and Primary Energy Value
The key figures in kWh/(m²·a). They form the basis for classification into an energy efficiency class from A+ to H.
Energy Efficiency Class
A colour-coded scale that makes the value quickly comprehensible. It is also the information often required in property advertisements.
Modernisation Recommendations
Suggestions for cost-effective improvements. They are recommendations, not obligations, but provide buyers with important guidance.
Example
Demand-based Certificate – the key lines
For an apartment building from 1962 with gas central heating from 2008, a demand-based energy performance certificate is issued. Here's how to read the result – and how to interpret it.
Final Energy Demand
148 kWh/(m²·a)
A calculated indicator for average user behaviour – not the specific bill of an individual household.
Energy Efficiency Class
Class E
Mid-range. This class must be stated in commercial property advertisements.
Main Energy Source
Natural Gas
Mandatory information in the advertisement. Buyers infer from this potential future requirements for the heating system.
Year of Heating System Installation
2008
Important for assessing when a replacement might be due – a common topic of negotiation.
Who signs? Can a power of attorney be enough?
Responsibility and signature
The owner is responsible for ensuring that a valid certificate is available. Only persons qualified according to the GEG – such as certain energy consultants, architects or engineers with appropriate authorisation – may issue it.
The issuing expert signs or confirms the energy performance certificate and thereby assumes responsibility for the calculation. The owner does not sign the certificate but must provide the underlying data (living space, modernisations, consumption data) correctly.
Power of attorney and its scope
Yes, the commissioning of the issuer and appointment coordination can be fully delegated. However, a power of attorney does not replace the owner's substantive participation, as only they know certain details (e.g., completed renovations).
For organisation, a power of attorney covering the 'commissioning of an energy performance certificate and the disclosure of the necessary building data' is sufficient. The professional responsibility remains with the issuer.
Do it yourself: step by step
- 1
Check whether a valid certificate (max. 10 years old) already exists – often held by the property management.
- 2
Compile documents regarding year of construction, living space, heating, windows, and modernisations.
- 3
For consumption-based certificates, prepare the energy bills for the last three years.
- 4
Compare several qualified issuers and pay attention to the appropriate certificate type.
- 5
Before publication, check the completed certificate for plausibility and complete mandatory information.
Your easy way
Or we take care of it for you
- We check whether an existing certificate is still valid and sufficient for the advertisement.
- We organise a qualified issuer and coordinate the on-site appointment.
- We ensure that all mandatory information is correctly transferred to the exposé and advertisements.
- For a flat, we obtain the building data via the property management.
Important caveats
- Consumption-based and demand-based certificates differ methodologically and are not directly comparable.
- The indicator is not a promise regarding individual heating bills.
- Missing mandatory information in the advertisement can result in a fine.
- For individual flats, the certificate for the entire building usually applies.
Common mistakes
- Only realising shortly before the viewing that no valid certificate exists.
- Advertising the certificate but forgetting the mandatory performance indicators in the advertisement.
- Confusing consumption and demand values when dealing with buyers.
- Not stating modernisations and thus showing a worse class than necessary.
Frequently asked questions
- Consumption-based or demand-based energy certificate – which is better?
- That depends on the building. For many existing buildings, a consumption-based energy certificate is permissible and cheaper; for certain older houses without sufficient insulation, a demand-based energy certificate may be mandatory.
- How long is the certificate valid?
- Usually ten years from the date of issue. If it expires during the marketing period, a new one should be obtained in good time.
- Do I have to hand over the certificate to the buyer?
- It must be presented at the latest at the viewing and handed over (or a copy thereof) to the buyer after the contract is concluded.
Note: this article provides general orientation and does not replace legal, tax or financing advice in individual cases. The legal position and authority practice may change. Binding information is provided by a notary, the authority, the bank or a specialist lawyer.