Energy efficiency certificate to sell property in Spain: what it is, how much it costs and how to get it

If you're planning to sell your property on the Costa Blanca, there's one document you cannot overlook: the energy efficiency certificate. Without it, the notary cannot complete the sale. It has been a legal requirement since 2013, and a surprising number of sellers only discover this when they're already deep into the sales process.

At Bennecke we handle sales across Torrevieja and Orihuela Costa every week. One of the most common causes of avoidable delays is this very document, left to the last minute when it could have been sorted in advance.

What the energy efficiency certificate is

It's an official document that assesses a property's energy consumption and gives it a rating from A (most efficient) to G (least efficient), alongside CO₂ emissions per square metre per year. Think of it as the energy label on a fridge, applied to your apartment or villa.

The rating depends on insulation (walls, roof), windows (single or double glazing), the heating and cooling system, and how hot water is produced. In the Costa Blanca, most resale apartments built in the 1980s and 1990s score E or F. This is normal for that era of construction — no meaningful insulation standards existed. New builds, by contrast, typically achieve A or B.

A low rating does not block the sale. It informs the buyer, nothing more. What blocks the sale is not having the certificate at all.

Who issues it and what happens during the inspection

The certificate is issued by a certified energy auditor (técnico certificador), usually an architect or building engineer with the relevant accreditation. The inspection is straightforward: the auditor visits the property, takes measurements, and records information about the climate control and hot water systems. The visit typically takes between 30 minutes and an hour and a half, depending on property size.

The auditor then enters the data into the official software (CE3X or equivalent) and generates the rating. The certificate must then be registered with the Comunitat Valenciana's housing authority (Conselleria d'Habitatge) to be legally valid. The auditor handles this registration, so you don't need to do anything extra.

How much it costs

Prices vary by property size and provider. As a guide for the Alicante province:

• Apartment up to 80 m²: between €100 and €150
• Apartment from 80 to 120 m²: between €130 and €180
• Villa or detached house: between €150 and €300, depending on size

Be cautious of quotes significantly below these figures. A legitimate certificate requires an in-person visit to the property. Certificates issued without a real inspection can have validity problems and complicate your sale at the notary stage.

How long the certificate lasts

The certificate is valid for 10 years. If you sold another property in the last decade and kept the certificate, check whether it still covers the current property. If you've carried out significant works since the certificate was issued (new windows, heat pump installation, insulated facade), it's worth getting a new one even if the old one hasn't expired — the rating may well have improved.

What happens with property listings

Since 2013, all sale and rental listings must include the energy efficiency letter and the consumption value in kWh/m²/year. Portals like Idealista and Fotocasa request this information when you publish a listing. Without it, they may reject the listing or mark it as incomplete.

This means you need the certificate before putting the property on the market, not just before signing at the notary. If you wait until the last moment, you may find yourself unable to advertise correctly, or facing a delay at the notary if the certificate hasn't arrived yet.

How long the process takes

From first contact with an auditor to receiving the registered certificate, the process typically takes one to two weeks. The auditor visits, writes the report, registers it, and sends you the final document. In peak season (spring and summer), timelines can extend because demand is higher.

Our advice: get it sorted before you start the sales process, not during it. A two-week delay on the certificate can push back the entire transaction, including notary appointments already in the diary.

What the certificate cannot do

Many sellers worry that an E or F rating will damage their asking price. In practice, in the Costa Blanca resale market, the vast majority of properties sit in the same energy band. Buyers focus on location, condition, and price. The energy certificate is a legal formality in this market segment, not a deciding factor.

If your property rates D or better, mention it — it's a genuine selling point. If it rates E or F, there's no need to make anything of it. It's the standard for properties of that age.

How we can help

If you're considering selling your property in Torrevieja, Orihuela Costa, or anywhere on the Costa Blanca, we can connect you with reliable certified auditors in the area. Sorting the energy certificate is one of the steps we guide from the beginning so the sale runs without unnecessary surprises.

With a little planning, it's a minor formality. It only becomes a problem when it's left until the week before signing.