If you wish to sell or let your property, you will, as a general rule, need a valid energy performance certificate (Energieausweis) - and indeed before the first listing goes online. But how exactly do you obtain this document? Who is permitted to issue it, which documents are required, what does it cost and how long does it take? This guide takes you through the entire process in practical terms - from choosing the right type of certificate, through the data required, to commissioning a qualified issuer. That way you know precisely what to expect and avoid costly mistakes and dubious quick-fix offers.
First step: which certificate do you actually need?
Before you commission an energy performance certificate, you should establish which of the two variants is right for your property. The German Buildings Energy Act (Gebäudeenergiegesetz, GEG) distinguishes between two types:
- The consumption-based certificate (Verbrauchsausweis) is based on the energy actually metered over the preceding years. It is usually cheaper and quicker to produce, because less effort is required to gather the data.
- The demand-based certificate (Bedarfsausweis) is based on a calculated assessment of the building - its fabric, insulation, windows and heating technology. It is more involved, but is independent of the occupants' behaviour and is regarded as particularly informative.
In many cases you are free to choose between the two variants. There is, however, an important exception that makes the demand-based certificate (Bedarfsausweis) mandatory: for residential buildings with fewer than five dwellings whose building application was submitted before 1 November 1977 and which do not meet the requirements of the 1977 Thermal Insulation Ordinance (Wärmeschutzverordnung). A demand-based certificate is also always required for new builds. Which certificate is right for your property is best clarified on a case-by-case basis - we will help you assess this reliably.
Who is permitted to issue an energy performance certificate?
An energy performance certificate may not be issued by just any provider. Section 88 of the Buildings Energy Act (Paragraf 88 Gebäudeenergiegesetz, § 88 GEG) sets out precisely who is authorised to do so. In essence, two things must come together: a suitable vocational or professional qualification and, in many cases, an additional qualification in energy-efficient construction.
Those authorised to issue certificates are, in particular, persons with a relevant university degree - for example in architecture, civil engineering, building services engineering, physics, building physics, mechanical engineering or electrical engineering. Added to these are qualified master craftsmen (Handwerksmeister) in the relevant trades, as well as state-recognised or state-examined technicians with an appropriate training focus. Likewise, anyone authorised under the building law of their federal state (Land) to sign the corresponding structural certifications may issue certificates within the scope of that authorisation.
For most of these groups, the law additionally requires a focus on energy-efficient construction during their studies, at least two years of relevant professional experience, or appropriate further training. You should therefore ensure that you commission a demonstrably qualified issuer - if in doubt, ask for confirmation of their authorisation.
These documents and data you should have to hand
The more complete the information you provide about your building, the more smoothly - and often more cheaply - the certificate can be produced. Which data is needed depends on the type of certificate.
Useful for any energy performance certificate are:
- the year of construction of the building,
- the living space or building useful floor area and the number of dwellings,
- details of the heating and hot water provision (type, age, energy source),
- information on any modernisation works carried out, such as insulation, new windows or a heating replacement.
For a consumption-based certificate (Verbrauchsausweis) you additionally need the consumption data for at least the preceding 36 months - usually from heating cost statements or fuel invoices. A precondition is that an uninterrupted period is available.
For a demand-based certificate (Bedarfsausweis), precise building data is required: construction plans, floor plans and sections, floor area details, as well as details of components and building services, where available. Informative photographs of the building are helpful and are often explicitly requested by the issuer.
The process: how to apply for the energy performance certificate
Once it is clear which certificate is required, production proceeds in manageable steps:
- Determine the type of certificate: demand-based or consumption-based - depending on the building and the statutory requirement.
- Select a qualified issuer: commission only a person authorised under Section 88 GEG (Paragraf 88 GEG) and ensure they hold professional indemnity insurance.
- Assemble the documents: year of construction, floor areas, heating, modernisation works and - depending on the type of certificate - consumption data or construction plans and photographs.
- Record and verify the data: the issuer records the building data and checks it for plausibility, ideally with an on-site inspection.
- Calculation and issuance: on the basis of the data, the certificate is produced and is given an official registration number.
- Check and retain the certificate: verify the details; in the event of errors, you may demand a free correction.
An inspection of the building is not mandatory in every case, but it does deliver more informative and reliable results. Responsibility for the accuracy of the data always remains with the issuer - even when you supply the information yourself.
What does an energy performance certificate cost - and how long does it take?
There are no fixed statutory prices; the cost depends on the effort involved, the size of the building and the availability of data. As a rough guide, the following market ranges currently apply on the German market:
- Consumption-based certificate (Verbrauchsausweis): in simple cases often in the region of around 50 to 100 euros,
- Demand-based certificate (Bedarfsausweis): usually about 300 to 500 euros, and more for larger or complex buildings.
The demand-based certificate is thus considerably more involved and correspondingly more expensive, because the entire building has to be assessed by calculation. Worth knowing: landlords may not pass on the cost of the energy performance certificate to tenants.
There is likewise no statutory deadline for the timescale. In practice, a consumption-based certificate is often available within just a few days where the data is complete; a demand-based certificate takes anywhere from a few days to around two weeks, depending on the availability of data. You should therefore plan for the certificate early - ideally before you begin marketing, since even the listing requires certain details from the certificate.
Beware of cheap and quick online offers
Online, energy performance certificates are sometimes promised as particularly cheap and ready within minutes - in some cases even demand-based certificates entirely without an inspection. Such offers are not prohibited in principle, but they carry risks: where the building data is captured solely via an online form, experience shows that errors frequently arise when gathering the data - and the certificate is then defective.
Bear in mind, too: many provider portals rely on unverified self-disclosures. A faulty certificate may not only be unusable but, in the case of incorrect mandatory details in the listing, may even result in a fine. You should therefore pay attention to the following points:
- Have the qualification verified: does the person issue certificates under Section 88 GEG (Paragraf 88 GEG)? Professional indemnity insurance should be in place.
- Gather the data carefully: with an offer that involves no on-site inspection, at the very least informative photographs and correctly determined data are a must.
- Compare offers: do not be guided by price alone, and examine the service carefully.
A good point of reference is the publicly maintained list of experts kept by the German Energy Agency (Deutsche Energie-Agentur, dena), which lists only specialists with demonstrated qualifications.
Validity and our support with selling or letting
A completed energy performance certificate is valid for ten years. If a valid certificate already exists for your building, you do not need to have a new one drawn up for the sale or letting - so it is worth checking the date of issue before commissioning anything. Only once the ten years have elapsed, or following extensive refurbishment, does a new certificate become necessary.
In practice, the energy performance certificate is one of those things that should be settled early and correctly when selling or letting - so that the listing, the viewing and the conclusion of the contract all run smoothly. This is precisely where our experience comes into play. As the arm of Wolfgang Richter GmbH, we have been supporting owners in the Düsseldorf and North Rhine-Westphalia (Nordrhein-Westfalen) market for more than six decades. Over the years, an established network of more than 20,000 contacts has grown up, helping us to bring properties and suitable prospective buyers together discreetly.
If you wish to sell or let, we will organise the appropriate energy performance certificate together with you in good time and ensure that all obligations are properly met. That way, you can take every step with a reliable partner at your side.
