29 May, 2013
Energy Performance Certificates in Spain were introduced on 1 June 2013 and affect anyone who’s letting out or selling a Spanish property. We take a look at this new piece of ‘green’ tape and what it means for owners of Spanish holiday homes.
An Energy Performance Certificate (EPC) grades how energy efficient your property is. If you’re letting out or selling a property in Spain, it’s likely you’ll need to arrange a visit from a certified EPC assessor to get graded and certified.
A good grade means a smaller carbon footprint and lower energy bills, which is music to the ears of any would-be buyers when you come to sell. The green stamp of approval could even attract bookings from some of the more environmentally conscious holidaymakers.
Letting out a holiday home in Spain
You need an Energy Performance Certificate in Spain if your property is let out to guests for more than four months each year.
If your property is let out for less than four months each year, you’ll still need a certificate if it uses more than 25% of its annual energy consumption during those months. For example, if you let out your property over the summer months and use it yourself during the rest of the year, the energy consumption should be fairly constant and it’s unlikely you’ll need a certificate. If your property is only occupied over the summer months by guests, most of your property’s energy will be consumed then, so you will still need a certificate.
If you currently have a long-term tenant staying at your Spanish property, you’ll only need a certificate when you come to advertise for a new tenant.
Selling a holiday home in Spain
You must have an Energy Performance Certificate when selling your Spanish property. Although the certificate doesn’t enforce a grade, a low grade may affect how much buyers are willing to pay.
After your property has been graded, if you do make some energy efficiency improvements, consider getting it re-graded to attract more buyers.
Buying a holiday home in Spain
Every property sold on or after 1 June must have an Energy Performance Certificate. As a buyer, if you’re not shown a certificate, you may have grounds to claim compensation against the owner and the estate agents.
How much an EPC costs
Energy Performance Certificates in Spain cost around €300, covering you for 10 years. The cost depends on the size of your property: an EPC assessor is likely to charge around €250 for a 100 square metre home, plus €30 to present the certificate at the regional body (prices differ for each body).
Although it’s a big outlay in the short term, without a certificate you could face fines of €300, or in the worst case scenario, €6,000.
New homes built after 2007 should already have certificates. However there are reports that many don’t. If your property is a new-build, it’s worth double checking so you’re not caught out with a hefty fine.
How to find an EPC assessor
A simple search in Google will give you a list of the assessors covering your region. They must be a certified assessor for your certificate to be valid, and they must have visited your property to do the assessment (be wary of ‘assessors’ offering vastly cheaper rates without paying your property a visit).
At the moment only four parts of Spain are ready to provide the energy certificates: Andalucía, Valencia, Galicia and the Canary Islands. The other regions are currently finalising the process.
The content of this blog is intended only to provide a summary of matters of interest. It is not intended to be legal advice.