Energy Consumption Certificate

Energy Consumption Certificate - The Energy Consumption Certificate is a type of energy performance certificate that reflects a building’s actual energy consumption based on heating bills from the past 3 years. Unlike the energy demand certificate, which calculates theoretical energy demand, the energy consumption certificate reflects actual user behavior. It is permitted for residential buildings with more than four residential units and for buildings constructed in accordance with the 1977 Thermal Insulation Ordinance or retrofitted with insulation.

Content and Key Values

The consumption certificate contains: The final energy consumption (kWh/m²·a) - the actual energy consumption per square meter of building floor area per year, calculated from consumption data for the last 3 heating periods, adjusted for weather conditions (climate factor) and vacancy rates. The energy efficiency class (A+ to H) - derived from the final energy consumption. The primary energy consumption - final energy multiplied by the primary energy factor of the energy source. Information on the energy source (gas, oil, district heating, etc.) and the building floor area. Since 2014, energy performance certificates must also include CO₂ emissions and modernization recommendations.

Since the amendment of the Building Energy Act (GEG) in 2023, the energy efficiency class has become even more important for prospective buyers: Buildings with poor energy efficiency classes (F, G, H) are potentially subject to renovation requirements, and banks are increasingly factoring energy efficiency into their loan-to-value assessments. A Class H building can entail significant disadvantages when it comes to financing and resale-while Classes A and B are clear selling points.

Consumption Certificate vs. Demand Certificate

The consumption certificate is based on actual energy consumption-it is cheaper (approx. 50-100 euros), but depends on user behavior: An energy-efficient tenant lowers the value, while a wasteful one drives it up. The energy demand certificate calculates the theoretical energy demand based on building physics (insulation, windows, heating)-it is more expensive (approx. 300-500 euros), but independent of user behavior and thus more objective. For buildings with fewer than 5 residential units that were constructed before the 1977 Thermal Insulation Ordinance and have not been retrofitted with insulation, the energy performance certificate is mandatory.

In marketing practice, it makes strategic sense to choose the cheaper energy consumption certificate only if the resulting value is good. If the heating cost statement shows very low consumption due to particularly frugal residents, the consumption certificate may even be more attractive than the theoretically calculated demand certificate. We advise sellers on which certificate better represents the property in marketing.

Energy Performance Certificate and Financing: Growing Importance

With the increasing importance of ESG criteria (Environmental, Social, Governance) in real estate financing, the energy performance certificate is also coming into focus in the lending process. Several major banks have begun to include the energy efficiency class in their loan-to-value assessments: Buildings in classes A and B receive better loan-to-value ratios, while buildings in classes F through H are increasingly being assessed with discounts. This trend will continue to intensify in light of the EU Energy Performance of Buildings Directive (EPBD), which mandates renovation requirements for particularly inefficient buildings in the medium term.

For owners of older buildings in Nuremberg whose energy performance certificates show a poor rating (F, G, or H), we recommend consulting with a certified energy consultant to develop a renovation roadmap before selling. An existing renovation roadmap (iSFP according to BEG) signals to buyers and financing banks that the renovation potential is known and manageable-this can positively influence the selling price and improve financing terms. In Nuremberg, we work with qualified energy consultants whom we can recommend to you if needed.

Practical Tip for Owners in Nuremberg

We recommend that sellers and landlords in the Nuremberg metropolitan area have the correct energy performance certificate issued before marketing the property-disclosing this information in the listing and during viewings is required by law (§ 80 GEG). Check whether an energy consumption certificate is sufficient for your building or if an energy demand certificate is required.

For multi-unit buildings with 5 or more units, the less expensive consumption certificate is usually sufficient. To obtain the consumption certificate, you’ll need the heating cost statements from the last 3 years-request these from your property management company. Violations of the disclosure requirement can result in fines of up to 10,000 euros. As a real estate agency, we ensure that a valid energy certificate is available for every property we market and is correctly stated in the property listing.

Frequently Asked Questions

How long is an energy consumption certificate valid?

An energy consumption certificate is valid for 10 years from the date of issuance. After it expires, a new certificate must be issued. In the event of significant changes to the building (extensive renovation, replacement of the heating system), a new certificate should be issued even if the old one is still valid-the old certificate will no longer reflect the current condition. Anyone who has carried out an energy-efficient renovation should document this with an updated energy performance certificate to maximize the property’s sales value.

Where can I get an energy consumption certificate?

Energy consumption certificates may be issued by certified energy consultants, architects, engineers, chimney sweeps, and master craftsmen with the appropriate qualifications. Online providers offer energy performance certificates starting at around 50 euros-you submit the consumption data digitally. On-site, energy consultants issue the certificate for approximately 80-150 euros. In Nuremberg, you can find certified issuers through the dena’s list of energy efficiency experts.

Can a low energy consumption rating increase the selling price?

Yes, demonstrably so. Studies show that properties with good energy efficiency (Class A-C) in Nuremberg achieve 5-15% higher selling prices than comparable properties with poor efficiency (Class F-H). The energy performance certificate is an important comparison criterion for buyers - low energy costs mean lower ongoing expenses. However, a low energy consumption value can also be due to extreme energy-saving behavior (e.g., hardly any heating) - in this case, the energy demand certificate is more meaningful.

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