Note
Energy performance certificate (EPC) in Spain for buyers
Quick answer
An energy performance certificate is mandatory for new buildings and for existing buildings that are sold or let. It must show the energy rating in any advert and be annexed to the sale contract. It is valid for ten years, or five if the rating is G. The owner registers it with the regional body.
Applies toBuyers of any home who want to know what the seller must show and what the rating means.
On this page: 9 sections
What changed
- Added the technician rules in force since 23 July 2026 under Royal Decree 659/2025. Source: s-rd659
§ 1The rule
An energy performance certificate, in Spanish certificado de eficiencia energética, is mandatory for new buildings and for existing buildings that are sold or let to a new tenant, according to the royal decree that regulates it, in force from 3 June 2021. The certificate rates the building on a scale and describes its energy use. It is one of the documents the registrars say to check before signing, as part of the review in due diligence for buyers.
§ 2Validity
Certificates registered from that date are valid for ten years, except those rated G, which are valid for five years. If a certificate has expired, or the building has changed significantly, a new one is needed. Check the date on the certificate, and ask the seller to renew it if necessary.
§ 3Registration
The owner or promoter must submit the certificate to the regional body to register it, within the deadline the region sets or, if none is set, within one month. Ask for proof of registration, not only the certificate itself. A registered certificate has a reference that can be checked.
§ 4What the buyer must be shown
Any advertisement for a sale or letting must show the building’s energy rating, and a copy of the certificate is annexed to the sale contract. If an advert shows no rating, ask for it. If the contract has no copy, ask your lawyer to add it. These are small points, but they show whether the seller is organised.
§ 5What it does not tell you
The certificate describes theoretical energy use, based on a standard method. It does not describe the condition of the building or the actual bills. For that, a survey is the right tool, as explained in the chapter on professionals. A low rating can nonetheless be a reason to budget for improvements.
§ 6How it fits with other documents
The habitability certificate, explained in what to know about the habitability certificate, is a different document, and so is the first occupation licence. A complete file includes all three where they apply.
§ 7Who signs it
Since 23 July 2026, under Royal Decree 659/2025, a certificate must be signed by a qualified technician who is registered with the regional authority, and a central registry of technicians is being set up. The duty to have a certificate, its validity and the advertising rule did not change. If the seller claims an exemption, the rules now require a signed declaration. We read the decree in the gazette.
§ 8Practical steps
Ask for the certificate with the first documents. Check its date, rating and registration. Keep a copy with the deed, and ask the seller to confirm in writing that the home has not been altered since the certificate was issued.
§ 9More on this topic
What to know about the nota simple explains the registry extract and what to know about checking title explains how to confirm the seller owns the property.
What to know about encumbrances explains mortgages, seizures and other charges and what to know about checking for debts explains the debts that can follow a property.
What to know about the cadastre explains the cadastral reference and how to compare it with the registry and what to know about the first occupation licence explains the licence that confirms a home can be lived in.
The basics of the building inspection explains the periodic inspection of older buildings and the basics of no-debt certificates explains the certificates that show nothing is owed.
FAQRelated questions
Does every sale need one?
For existing buildings that are sold, yes since the rule took effect in June 2021. It is also needed for new buildings and new lettings. A seller who cannot show one is out of step with the rule, and you should ask for it before signing.
Does the rating change the price?
It can influence what buyers are willing to pay, because it signals running costs and the work needed. It does not set the price. Treat it as information about energy use, and ask a technician about improvements if the rating is low.
What if the certificate is old?
Check the date. Certificates registered from that date are valid for a limited period, and shorter for the lowest rating. If it has expired or the home has been altered since, the seller should obtain a new one.
Sources
- Ministerio para la Transición Ecológica: Real Decreto 390/2021: energy performance certification of buildings (official source, opens in a new window), When the certificate is mandatory, validity, registration, advertisingLast checked 17 October 2026
- Boletín Oficial del Estado: Real Decreto 659/2025, de 22 de julio, que modifica el Real Decreto 390/2021 (BOE-A-2025-15230) (official source, opens in a new window), Technician rules and entry into force after twelve monthsLast checked 26 October 2026
- Colegio de Registradores de España: Cómo comprar una vivienda en España (edición revisada, February 2020) (official source, opens in a new window), The five steps, nota simple, taxes and costsLast checked 17 October 2026
Legal note. How the process works in general. It is not legal advice, and it never replaces an independent Spanish lawyer acting for you.