Energy Audit

Energy Audit - An energy audit is a systematic analysis of a building’s or company’s energy consumption, with the aim of identifying potential savings and deriving specific measures to improve energy efficiency. In the real estate sector, the energy audit involves a comprehensive examination of the building envelope, the heating, ventilation, and air conditioning systems, as well as the electrical systems. The result is a detailed report with prioritized renovation recommendations and cost estimates.

Legal Basis and Mandatory Audit

Since 2015, certain companies have been legally required to conduct an energy audit (Section 8 of the EDL-G - Act on Energy Services and Other Energy Efficiency Measures):

• Requirement: Non-SMEs (companies that are not classified as small or medium-sized enterprises) must have an energy audit conducted every 4 years
• Alternative: Implementation of an energy management system according to ISO 50001 or an environmental management system (EMAS) exempts the company from the audit requirement
• For private individuals and homeowners: No legal obligation, but voluntary audits are eligible for subsidies and worthwhile

Procedure for a building-related energy audit:

1. Data collection: Energy consumption statements from the last 3 years, building plans, technical documentation
2. On-site inspection: Thermographic imaging, blower door test, inspection of the heating system
3. Analysis: Identification of thermal bridges, leaks, and inefficient systems
4. Report preparation: List of measures with investment costs, savings potential, and payback period
5. Funding advice: Information on KfW, BAFA, and municipal funding programs

Difference from the Energy Performance Certificate

The energy audit and the energy performance certificate serve different purposes:

Feature	Energy Performance Certificate	Energy Audit
Purpose	Comparative value for buyers/tenants	Detailed renovation advice
Scope	Key figures (demand/consumption)	Comprehensive analysis report
Recommended measures	None / general	Detailed with costs
Costs	€300-600	€1,000-5,000 per building
Mandatory for	Sale/rental	Non-SMEs every 4 years

Energy Audit as the Basis for the Renovation Roadmap

A professional energy audit provides far more than just an inventory of the current situation-it serves as the strategic foundation for a cost-effective renovation roadmap. Experienced energy auditors prioritize the identified measures based on three criteria: savings potential (kWh/year), investment costs, and payback period. Typically, this results in a ranking where short-term measures with low costs and a quick payback are implemented first-such as hydraulic balancing of the heating system (cost: €300-800, savings: 5-15%), replacing old heating pumps with high-efficiency pumps (cost: €200-500, savings: 3-8%), or the optimization of the heating control system. Medium- and long-term measures such as facade insulation, window replacement, and heating system replacement follow as second and third priorities. This structured approach is particularly valuable for owners of multi-family homes in Nuremberg who cannot finance all measures at once and need a renovation plan for the next 5-10 years. The audit results also form the basis for grant applications to KfW and BAFA-without a certified energy consultant, many of the most attractive grant programs are not accessible.

Practical Tip for Owners in Nuremberg and Franconia

We recommend that owners of older multi-family homes or commercial properties in Nuremberg and the metropolitan region commission a voluntary energy audit before undertaking a major renovation. The cost of 1,000-3,000 euros for a single-family home pays for itself quickly if prioritizing measures helps avoid misguided investments-such as installing facade insulation before replacing the heating system, which could result in an oversized heating system. In Nuremberg, the energy consulting service of the Bavarian Consumer Advice Center on Adam-Klein-Straße offers qualified points of contact with subsidized initial consultations. The Office for Energy and Climate Protection of the City of Nuremberg also maintains a list of recommended energy consultants. For implementation, we recommend only energy consultants listed in the BAFA Expert List for Energy Efficiency (Energy Efficiency Experts for Federal Funding of Efficient Buildings)-only these are eligible to apply for KfW BEG funding, which provides grants of up to 70% of eligible costs.

Frequently Asked Questions

How much does an energy audit cost for a single-family home?

For a single-family home, costs of 1,000-2,000 euros are realistic; for a multi-family home, costs range from 2,000 to 5,000 euros depending on size. A significant portion of these costs can be subsidized through the BAFA (Federal Funding for Energy Consulting for Residential Buildings): The subsidy covers up to 80% of the consulting costs, with a maximum of 1,300 euros for single-family and two-family homes and a maximum of 1,700 euros for residential buildings with three or more residential units. The application must be submitted before the consultation begins-we recommend clarifying this early on to avoid losing the subsidy.

Who is authorized to conduct an energy audit?

The energy audit in accordance with EDL-G must be conducted by a certified individual or an accredited company. For residential building audits that are to be eligible for funding, the auditors must be listed in the federal government’s Energy Efficiency Experts List-accessible via the BAFA portal. Not every energy consultant meets this requirement, so it is important to verify this before hiring. Qualified auditors typically hold a college degree in a construction-related field (architecture, civil engineering, building services engineering) and have documented continuing education in energy efficiency.

How long does an energy audit take?

The on-site inspection takes 2-6 hours, depending on the size of the building. During this time, thermal imaging scans are taken, a blower door test is conducted to measure airtightness, and all relevant systems are inspected. The preparation of the complete report, including a catalog of measures and economic feasibility calculations, usually takes 2-4 weeks. Companies conducting a mandatory audit in accordance with EDL-G should plan for 4-8 weeks, as the report is more comprehensive and must cover all of the company’s energy sources and processes.

How does the energy audit differ from the iSFP (individual renovation roadmap)?

The individual renovation roadmap (iSFP) under the BEG guidelines is a government-subsidized consulting format that is distinct from the energy audit. While the energy audit primarily analyzes the current state and quantifies savings potential, the iSFP focuses on a long-term, phased renovation strategy-typically over a period of 10 to 15 years. Homeowners who have an iSFP prepared receive a 5% subsidy bonus on all subsequent individual measures under the Federal Funding for Efficient Buildings (BEG EM) program, provided they adhere to the recommended sequence of measures. The cost of an iSFP for a single-family home is subsidized by the BAFA by up to 80 percent (maximum 1,300 euros for single- and two-family homes). In the Nuremberg metropolitan region, we recommend that owners who plan to hold onto their property long-term and are planning multiple renovation steps choose the iSFP over the traditional energy audit-it provides similar insights, is more eligible for subsidies, and creates a clear investment roadmap with transparent priorities.

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