Sustainability Certificate

Sustainability Certificate - A sustainability certificate is a seal of approval that evaluates and documents the environmental, economic, and sociocultural quality of a building. The best-known certification systems in Germany are DGNB (German Sustainable Building Council), BNB (Federal Assessment System for Sustainable Building), LEED (Leadership in Energy and Environmental Design, U.S. system), and BREEAM (Building Research Establishment Environmental Assessment Method, U.K. system).

Assessment Criteria

Sustainability certificates evaluate a building across several dimensions: Ecology (energy efficiency, CO₂ emissions, resource consumption, recyclability), Economy (life-cycle costs, value retention, suitability for reuse), Sociocultural Quality (user comfort, accessibility, indoor air quality), Technology (fire safety, sound insulation, demountability), and Location Quality (transportation links, local amenities, microclimate). The assessment is based on a points system-depending on the score achieved, a certificate is awarded in Bronze, Silver, Gold, or Platinum.

The criteria go well beyond mere energy consumption. For example, the DGNB system also assesses whether a building can be repurposed after the end of its initial useful life (suitability for alternative uses), whether non-toxic building materials were used, and whether the social needs of the users were taken into account. This holistic assessment makes sustainability certificates more reliable indicators of quality than simple energy metrics.

Impact on Property Value

Certified buildings demonstrably achieve higher purchase prices and rents on the market-studies show premiums of 5-15% compared to non-certified comparable properties. Furthermore, certified buildings benefit from better financing options (more favorable “green loans”), lower operating costs, and reduced vacancy risk.

For institutional investors, sustainability certificates are increasingly a mandatory criterion in purchase decisions (ESG compliance). Pension funds, insurance companies, and open-ended real estate funds are required by the EU Disclosure Regulation to report on the sustainability quality of their real estate portfolios-and therefore preferentially or exclusively purchase certified properties.

The Certification Process at a Glance

A DGNB sustainability certification typically begins as early as the planning phase. A certified DGNB auditor accompanies the project from the start, documents the relevant planning and construction decisions, and verifies whether the specified criteria are met. At the end of the construction phase, an inspection takes place, the documentation is submitted, and the DGNB awards the certificate. Those who start the process only after completion must expect significant additional effort, as much of the evidence must be obtained or reconstructed retroactively.

For building owners, this means in concrete terms: Do not view the auditor as a cost factor, but rather as a quality assurance measure. An experienced DGNB auditor can identify as early as the initial planning phases which materials or construction solutions will cost points-and can thus strategically steer which measures will yield the greatest benefit for the certification level. Often, relatively minor planning decisions can make the difference between Silver and Gold certification, which translates to a noticeable price difference in the market.

The QNG Seal and Special Depreciation

Of particular relevance to private individuals is the Quality Seal for Sustainable Buildings (QNG), introduced by the Federal Ministry of Housing. Since 2023, the QNG seal has been a prerequisite for claiming the special depreciation under Section 7b of the Income Tax Act (EStG)-that is, the increased depreciation allowance for new construction investors. Anyone investing in a new rental apartment who wishes to take advantage of the special tax depreciation must present the QNG seal. This makes the sustainability certificate economically significant for a broad circle of private real estate investors for the first time.

Practical Tip for Builders in Nuremberg

We recommend that builders and project developers in the Nuremberg metropolitan region consider sustainability certification as early as the planning phase-retroactive certifications are more time-consuming and expensive. The DGNB system is the most widely used in Germany and offers certifications for new buildings, existing buildings, and renovations.

The certification costs (approx. 15,000-50,000 euros for a residential building) pay for themselves through higher sales prices and more favorable financing terms. For projects seeking to utilize the special depreciation allowance under Section 7b of the German Income Tax Act (EStG), the QNG seal is mandatory anyway. We work with planners and certification consultants who have already guided projects in the metropolitan region through the DGNB process.

Frequently Asked Questions

Do I need a sustainability certificate for the energy performance certificate?

No. The energy performance certificate (under the Energy Performance Certificate Act) is required by law and assesses energy efficiency exclusively. A sustainability certificate is voluntary and encompasses significantly more evaluation criteria than just energy consumption. Both can coexist, but they are not interchangeable.

Can I have an existing building certified retroactively?

Yes. The DGNB offers its own certification system for existing buildings and renovations. The requirements differ from those for new construction certifications and take the existing condition of the building into account. A step-by-step approach to obtaining a certificate is also possible.

Which certification system is the right one?

For residential and commercial properties in Germany, we recommend the DGNB system-it is best tailored to the German market and is recognized by banks, investors, and funding programs. LEED and BREEAM are primarily used by internationally oriented investors and for commercial properties.

How much does DGNB certification cost, and who bears the costs?

The costs depend on the building’s size and complexity. For a residential building with 10-20 units, a realistic estimate is 15,000-40,000 euros. Added to this are the costs for the DGNB auditor (often an architect or energy consultant with additional qualifications) who prepares the documentation. For new construction projects that already employ an energy consultant, the additional expense for certification is lower than for retroactive certifications.

Does a sustainability certificate make sense for owner-occupied residential property?

For owner-occupied residential property, a sustainability certificate generally only makes economic sense if there is a specific reason-such as the planned use of the special depreciation allowance under Section 7b of the German Income Tax Act (EStG) (requires the QNG seal), a resale to institutional or quality-conscious private buyers, or refinancing via a “green loan” with more favorable terms. For private owner-occupiers without these planning goals, the certification costs often outweigh the measurable benefits. For many owner-occupiers, the energy performance certificate under the GEG is a more sensible option, as it is less expensive to obtain and is legally required for sale or rental anyway.

Sustainability Certificates and ESG Requirements for Commercial Real Estate in Nuremberg

In the commercial real estate market of the Nuremberg metropolitan region, sustainability certificates are playing an increasingly crucial role. Office spaces and logistics properties without DGNB or BREEAM certification are increasingly being avoided by large corporate tenants (those with ESG reporting obligations). For developers and owners of existing office and commercial properties in Nuremberg, this means that certification is no longer just a marketing tool but a key factor in leasing. Several new construction projects in southern Nuremberg and around the main train station have been marketed with DGNB certification starting in 2024 to appeal to institutional users and tenants with CSR requirements. For owners of older commercial properties, retroactive certification based on the DGNB existing building system can be a worthwhile investment to remain competitive in the race for quality-conscious tenants.

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