Energy performance certificate: what rating should your next property have

Every property sold or rented in Spain must carry an energy label: a letter from A to G that summarises how much energy it consumes and how much CO₂ it emits per square metre. It is not a decorative detail. It is an indicator that affects your monthly bill, the property's resale value and, from 2030 onwards, the very possibility of selling or renting. If you are looking for a home on the Costa Blanca, the letter matters more than you might think.

What the energy certificate measures

The energy performance certificate evaluates two variables of the property:

• Non-renewable primary energy consumption: how much energy the property needs for heating, cooling, hot water and ventilation, expressed in kWh/m² per year.
• CO₂ emissions: how many kilograms of carbon dioxide the property emits per square metre per year as a result of that consumption.

Using this data, a certified technician assigns a rating on the scale from A (maximum efficiency, deep green) to G (minimum efficiency, red). The rating appears on the energy label, a mandatory graphic that must be included in every sale or rental listing.

The scale explained

Not all letters mean the same or carry the same impact on your wallet:

• A and B: near-zero or very low consumption. Typical in new builds with latest-generation insulation, aerothermal systems, underfloor heating and high-performance joinery. Monthly energy bills can be under 50 euros even in summer.
• C: notable efficiency. Renovated properties with good insulation or well-designed recent constructions. Moderate consumption and acceptable thermal comfort year-round.
• D and E: the most common band in the Spanish housing stock. The majority of properties built between the 1980s and 2006 fall here. Medium-to-high consumption, reliance on air conditioning in summer and possible need for heating in winter, even on the Costa Blanca.
• F and G: older properties with no upgrades, poor or non-existent insulation, single-glazed windows and outdated climate systems. Energy consumption can be four to five times that of a B-rated property.

Why the letter matters more than you think

Impact on your bills

The difference between an E-rated and a C-rated property can mean a 60-80 % reduction in energy consumption. On the Costa Blanca, where air conditioning runs five or six months a year, that translates into hundreds of euros annually.

Impact on resale value

Industry studies estimate that improving an energy rating by two letters can increase a property's value by 10 % to 25 %. An increasing number of buyers — especially from northern Europe — prioritise energy efficiency as a purchasing criterion.

Future regulation: 2030

The European directive transposed into Spanish law establishes that from 1 January 2030, all properties sold or rented must achieve a minimum rating of E. Properties rated F or G that are not retrofitted by then could be excluded from the legal market.

This is a horizon worth considering when buying: a G-rated property today may require significant investment in energy rehabilitation before you can resell or rent it from 2030 onwards.

How the certificate is obtained

The certificate is issued by a certified technician (architect, technical architect or engineer) after a visit to the property. During the inspection, the technician evaluates the building's thermal envelope (facade, roof, floor, windows), the heating, cooling and hot water systems, and the orientation and climate zone.

With this data, the information is entered into official software (CE3X or HULC) that calculates the rating. The certificate is then registered with the relevant autonomous community body — in the Valencian Community, IVACE — and from that point holds full legal validity.

Cost and validity

The cost is not regulated and varies by professional and property size, but for a home of 50 to 100 m² it typically falls between 100 and 160 euros. Some technicians offer lower rates in competitive areas such as Alicante.

The certificate is valid for 10 years from registration. If you buy a property with a certificate about to expire, you will need to renew it before a future resale.

Who pays and when it is delivered

The Royal Decree 390/2021 is clear: the responsibility for obtaining and paying for the energy certificate lies with the owner. In a sale, the seller must have it before listing the property and deliver it to the buyer before signing the deed. The notary will require it.

If the property is intended for rental, the owner must provide a copy to the tenant before signing the lease.

What to look for on the Costa Blanca

Alicante's Mediterranean climate — with over 300 sunny days a year and long summers — has a direct impact on energy ratings. Cooling consumption is the dominant factor, more so than heating. This means:

• Properties with good orientation (north-south, with solar protection on the south facade) consume less.
• Roof insulation is critical: a poorly insulated roof under the Alicante sun can heat the property several degrees above comfort.
• Windows with thermal bridge breaks and low-emissivity glass make a huge difference to the rating.
• Aerothermal systems (air-to-water heat pumps) are the benchmark technology in new builds across the province: they provide heating, cooling and hot water with much lower consumption than conventional systems.

When comparing properties, pay attention to the letter but also to the number: two D-rated properties can have very different consumption levels, and the kWh/m² figure is what actually shows up on your bill.

Frequently asked questions

Is the energy certificate mandatory to sell?

Yes. Since 2013, the energy performance certificate has been mandatory for any property put up for sale or rent in Spain. Without it, the sale cannot be formalised before a notary. Furthermore, the energy label must appear in all advertising for the property.

What happens if the property has a G rating?

You can legally buy it in 2026, but bear two things in mind: the energy bills will be high, and from 2030 onwards you may need to retrofit the property to reach at least an E if you want to sell or rent it. Factor the cost of that retrofit into your decision.

Can an existing property's energy rating be improved?

Yes. The most effective upgrades, in order of impact, are: facade and roof insulation (ETICS/SATE), replacement of windows with thermal-bridge-break frames and low-emissivity glass, installation of an aerothermal system for heating, cooling and hot water, and fitting photovoltaic solar panels. A comprehensive retrofit can jump the rating from G to C or even B.

Is the energy certificate the same as the cédula de habitabilidad?

No. They are different documents assessing different things. The cédula de habitabilidad certifies that the property meets minimum conditions for habitation (floor area, ventilation, installations). The energy certificate evaluates energy consumption and CO₂ emissions. Both are needed for a sale.

Can I request a copy of the energy certificate before visiting the property?

Yes. The seller or estate agent is obliged to display the energy rating from the very first listing. If it does not appear in the advert, you can request it before your visit. It is public information that the owner must provide to any interested party.