Energy Performance Certificate in Spain (EPC). Spain’s New Real Estate Laws

• Table of contents
• Energy Performance Certificate in Spain (EPC): 2026 Guide for Property Owners
• Who needs an EPC?
• What is an Energy Performance Certificate in Spain (EPC)?
• When is an EPC mandatory for selling or renting?
• The legal framework: what changed since 2013?
• Energy performance certificate requirements
• How is an EPC calculated in Spain?
• How long is an EPC valid?
• Benefits of an EPC in Spain
• How to get an Energy Performance Certificate?
• How much does an Energy Performance Certificate cost in Spain?
• Cost of electricity in Spain (and why it matters to buyers)
• How to improve your EPC rating (high-impact measures)
• Do you want to rent or sell your home with Panorama?
• Frequently Asked Questions (FAQ)

The EPC is compulsory for owners who want to sell or rent their properties.
If you are selling or leasing out your property, you must personally (or through your lawyer) order an EPC for potential buyers and tenants before you market your property. Bear in mind that an EPC will be also required by the Notary on completion of a sale.

Exemption

For those whose property is used less than 4 months per year or its electricity consumption is below 25% of full time normal yearly occupancy, click on: Statement of Responsibility to download the form for you to duly fill out and sign and return to us scanned via e-mail to info@panorama.es or fax to +34 952 822 111 at your earliest convenience.
(In case you do not have your property Registry Details at hand, send us the signed copy and we will fill those areas in on your behalf)

The EPC is an official energy rating and advisory report for a building/home, presented on an A–G scale. It is designed to inform buyers and tenants and to encourage energy improvements.

What does an EPC contain?

An EPC includes some information about your property's energy consumption costs and some other recommendations to improve that consumption.

• Information about a property’s energy use and typical energy costs.
• Recommendations about how to reduce energy use and save money.
• Recommendations on actions that should improve the performance of thermal installations, lighting systems, or on the integration of renewable energies in the building.

An EPC gives a property an energy efficiency rating from A (most efficient) to G (which represents low performance)

Selling.

In practice, you should have the EPC available before you publish listings and certainly before completion; notaries commonly request it as part of the file.

Renting (long-term and holiday lets).

For most rentals, the EPC is required, and the rating should appear in marketing materials.

The 2013 framework has been superseded; Spain’s current basic procedure is set out in Royal Decree 390/2021, with registration and oversight handled by the Autonomous Communities.

EU policy continues to evolve via the revised Energy Performance of Buildings Directive (EU) 2024/1275, which points towards more digitalised EPC data and tighter efficiency ambitions over time.

• A qualified technician/assessor must visit the property.
• Prepare: cadastral reference (if available), floor plans (if you have them), details of HVAC/ACS systems, glazing type, insulation info, and recent utility bills (optional but helpful).

The calculation is based on the building’s characteristics and systems: envelope/insulation, orientation, windows, heating/cooling and hot water systems, ventilation, and (where present) renewables.

Results are typically expressed as energy consumption (kWh/m²·year) and emissions (kgCO₂/m²·year) and accompanied by improvement recommendations.

Standard validity is commonly 10 years, but some guidance notes shorter validity for the lowest rating (G) in certain summaries; always confirm on the issued certificate and local registry requirements.

A copy of an EPC will be required duly registered before the competent authority appointed by each Autonomous Community for control and supervision purposes.

Promoting energy efficiency in buildings is aimed at achieving a reduction in overall energy consumption of fossil fuels, with a subsequent reduction in greenhouse gas emissions and in the country’s energy dependence, as well as, in the medium term, saving money for many families.

In the long term, the energy certification of buildings could also be used by local and central governments to regulate the various taxes, tax incentives, grants, etc., related to the purchase or lease of properties, rewarding more efficient buildings.

The certificate will be issued by technicians who are qualified by Law on building regulations. You can only get an EPC from an accredited energy technician who will visit your property to complete the energy assessment.

PANORAMA recommends the following professionals who will be able to provide the certificates:

At Panorama, we recommend the following professionals who have worked excellently with our clients, providing them with a great service.

• Guadalupe Cruz-Conde Lleó
  guadalupe.cruzconde@gmail.com
  +34 686 259 120
• María Jesús Fernández Cebrián
  chus@estudioareatecnica.com
  Tel: +34 620 904 619
• José Manuel Aranda Sánchez
  arsajoma@hotmail.com
  +34 607 544 500
• Alberto Diaz Hermidas
  adiazh@coamalaga.es
  +34 660 409 080
  coamalaga.es
• Juan Carlos Menéndez – ELECTRODECOR SA
  jcm@electrodecor.com
  +34 952 772 750

Typical fees vary by size, typology and urgency. As an indicative benchmark, owners often see pricing tiered by apartment vs villa and square metres (plus VAT), and some providers bundle registration.

Cost drivers: total area, complexity (multiple levels/outbuildings), access, distance, and whether you need fast turnaround.

You should expect to pay approximately from €220 + VAT for a 120 m2 apartment and around €450 plus VAT for a 400 m2 villa. For larger properties an estimate will be given.

Note: that these prices may vary according to characteristics of the property itself.

• Spain has both regulated and free-market tariffs. The regulated PVPC price is published hourly and can be checked via the system operator’s transparency platform; it is designed to be less volatile after reforms completed in 2026.
• For an EPC conversation, the key is this: a better rating generally means lower consumption for the same comfort level—important when electricity prices fluctuate.

• Insulation and air-tightness improvements where feasible
• High-efficiency heat pumps and modern hot water systems
• Better glazing/shading strategy for summer comfort
• Solar PV where suitable
  (Confirm feasibility with your technician and community rules.)

Contact our customer service team and forget about managing all these formalities. Our team will inform you and give you the best alternatives to start selling your property as soon as possible.