You cannot sell (or rent) a home in Spain without it, and yet it remains the document that delays the most sales: the energy certificate for selling. We explain exactly what it is, how much it costs, how long it takes, what fines apply for not having it and why its rating is already starting to influence the price you’ll be paid.
What it is and when it’s mandatory
The energy performance certificate (EPC) is a report signed by a qualified technician that rates the home from A (most efficient) to G (least), both for consumption and emissions. It is mandatory to have it before advertising the property: the label must appear in the listing, and the certificate is handed to the buyer at the notary. Without it, the transaction does not proceed normally.
How much it costs and how long it takes
For a typical home in the area, the certificate usually costs between €60 and €150 (larger villas somewhat more) and includes the technician’s visit, the report and its registration with the corresponding regional authority of the Valencian Community, which issues the official label. Between the visit and the registration, allow from a few days to a couple of weeks: it’s one of those procedures you should commission on day one, not the week of the notary appointment.
Validity and fines
The certificate is valid for 10 years (5 if the rating is G). Selling or advertising without a certificate, or promoting without the label, is an offense subject to penalties: fines range from around €300 up to several thousand in serious cases. Portals increasingly block listings without a rating as well.
The letter is no longer decorative: it affects price
Most of the local housing stock rates E, F or G, and for years that didn’t matter. Not anymore: the northern European buyer — the most common in Torrevieja and the Costa Blanca — is used to paying (or discounting) for efficiency, and European regulations push for the worst ratings to be penalised increasingly, including in financing. A better rating is today a measurable selling point; a G is an invitation to haggle.
Is it worth improving the rating before selling?
It depends on the numbers: what it costs to raise the rating and how much you recover in price and speed of sale. We analyze it in depth in our guide on improving the energy certificate before selling. The short answer: inexpensive improvements (LEDs, sealing, some efficient appliances) almost always pay off; costly ones only sometimes do. And before ruling out a renovation because of its price, check the energy rehabilitation grants from the Valencian Community and the tax deductions for energy efficiency: they can significantly change the calculation.
How we handle it at Mayrasa
When you sell with us, we coordinate the certificate with trusted technicians from day one, along with the rest of the documentation (property tax, community fees, encumbrances), so no paperwork slows the signing — you can see the full list in our guide to documentation for selling your flat. And before that, we tell you what your home is worth with its current rating through a free market valuation.
The certificate is mandatory; losing sales because of it is optional.
