Energy Performance Certificates come to Spain

We've had countless EPCs done in the UK and they have served no purpose to us or our tenants.  We haven't acted on any of the recommendations (as they didn't tell us anything we didn't already know) and no potential tenant has ever asked to see one.  This is over the several years now that they have been in place.  We don't need an 'expert' to tell us if our boiler is 6 years old and to recommend that we get a new one.  Paying for the thing is the issue, but that doesn't concern the authorities because they don't have to foot the bill.  They have the power to order others to spend their money (as this is where the law is eventually leading), but they don't have the responsibility of paying for it themselves.  They get their wages every month, regardless, but they're happy to knock a gaping hole in others' monthly income.

They also seem to think that ordering people to get a piece of paper is an achievement in itself.  In fact, it doesn't in itself improve the insulation in a house or change the light bulbs to low-energy ones.  I've seen councils boast in their newsletters that by charging landlords £500 to inspect houses, they have 'driven up standards.'  No, they've just introduced a regulation that allows them to charge £500 for about an hour's work.  They then wrack their brains to find as many things you can do and if you spend thousands complying, they say they have driven up standards.  No, they have obliged others to pay for 'improvements' which are often of dubious validity.

Also, as I think Norman said, if there is an urbanisation of say, 50  (or a 100 or 1,000) apartments in Spain, and they are all built to the exact same specification, why on earth should each of the owners have to pay 250 euros or more to all have a separate EPC?  And I've said before, are the Spanish 'surveyors' going to do four times the amount of work than the UK ones, in order to justify the four-times the cost fee in Spain, compared to the UK?  I'd say it's very easy money.  You have a standard certificate in your computer and you just input a few different figures each time.  On top of the inspection time, that will be what? Another five minutes work?

Dear Camposol

In relation to the 200 Euros day fine :

The energy performance certificates fines come under the spanish consumer protection act and range from 3000 euros till 600.000 Euros. its is a one off payment as long as you get the certificate , if you dont you will be fined again more than the minimum 3000 Euros and can even be forced to get the certificate.

But as in my last post the law is not yet approved , so nothing said by anybody (incluiding myself ) execpt the goverment is actual fact and also bear in mind regardless of the 1st of June date......until the law is approved ( if it isint the 1st of June date is void and not appliable ) you do not need the certificate

As far as letting is concerned,  I do not see that it will make much difference.

As I have said many times, almost all lets are illegal anyway, albeit it that many owners are not aware of it.

Another curious thing to me is the implication that the law may be passed on 1st June, with immediate effect.  That's completely impractical.  If it is passed on 1st June, there should then be considerable leeway; e.g. they could say that everyone must have one by the following 1st June.  That would be more realistic.

Dear Eggcup. It has been said that the law will be passed on the 1 st of June . This is not correct . the intention is to approve it in April...allowing people until the 1st June to get the certificate

 Are these certificate just to declare what energy rating your property has? Or depending on your rating will you be forced to take measures on energy efficiency in your home as well, depending on the rating? If not what really is the point of it? Just to declare what everyone already knows.... Or is this the first stage in preparing Spain for a long term "energy efficiency" overhaul....

Hi Mac. The way it's worked in the UK is that if you rent iout or sell your house you've had to have an EPC for the last few years, and there were no concomitant measures - you didn't have to do anything other than have the certificate and show it to potential renters or buyers.  Pretty soon, the rules are changing in the UK, according to my landlord organisation (I can't remember how soon it's happening), and if a house doesn't reach the right standard it cannot be rented out (if it falls into the bottom couple of ratings - can't remember what they are - a bit similar to the ones which mean you've failed your O'Level, like an F or a G).  So, they start with the piece of paper and gradually force you to make the houses more efficient.  As you say, without this second bit, there's no point in the first bit.

Surprisingly, my estate agent had no idea about these EPCs when I contacted  her!

John Carter-can you clarify the fines - are they for each day you dont have the certificate, how do they work it out.Where did the 200 euros a day,  as written in The Word, come from?

If the law is approved and comes into force 1st June, that does not give much time to sort it out.

If the rules change as in the UK and you can't rent it or sell it until it reaches a higher standard, where does that leave thousands in Spain with villas constructed like those on Camposol?

Hello Camposol.

The agents dont bother about epcs,,,its makes sense because the law isint approved yet....and there have been intentions of aproveing it since 2008 ( the first date that is was suposed to come in effect was the 1 st of April 2008!!!) .As i said in a previous post the 1st of June deadline isint official...it only becomes that if approved.

Regarding the fines , 3000 minimum ( Not per day ) one off fine ...if they find out later that you still havent got the epc....you get fined by the next bracket : 100.000 Euros..if after this you still havent got it, it goes up to 600.000 Euros . All this acording the consumer protection act.

My advise is that once the law is approved , get the epc , spend a few hundred Euros and have a peacefull life!!!

John- estate agents SHOULD be interested because the fines apply to agents marketing properties with no EPC!

Any idea when we know whether it has been approved? Surely they have to as Spain should have done it years ago and will be fined.

If they cant sell a house without the habitation certificate then surely it will be made law that they cant sell one without the energy certificate...if it happens that is.

Baz-no house on Camposol has a habitation certificate and houses have been sold  for over 12 years!

Baz-no house on Camposol has a habitation certificate and houses have been sold for over 12 years!

Recently i sold mine, the first agent asked about this and was point blank...No certificate...Cant advertise it for sale.

The second agent said the same and she got an architect around to confirm all was in order.

I cancelled the electricity contract and water contract, the new owners had to get both new in their names and it wouldn't be done unless they had said certificate.

Have i been caught then? because if so i will be on the first plane out and having a few words with someone.

I don't know about other agents, but certainly it hasn't been a problem here. Houses have mains electric, water,built extensions etc If we had to wait until we had the HC, nothing on here would have been sold! I don't think this urbanisation is unique for selling without them.

I don't know about other agents, but certainly it hasn't been a problem here. Houses have mains electric, water,built extensions etc If we had to wait until we had the HC, nothing on here would have been sold! I don't think this urbanisation is unique for selling without them.

Just phoned my solicitors in Spain and they have assured me that yes i had to have the certificate to sell the house, didn't need one when i bought a good few years ago because they were not needed or issued then, came into force about 2/3 years ago, can only think it's different areas and town halls that make you have them.

It had to be presented to the Notary when the sale was completed.

Confusing to say in the least.

I think HCs have been around a lot longer than that.

The other thing is the Council happily take our money for building licences, Ibi etc so it's ridiculous really. Are you on an urbanisation?

I think HCs have been around a lot longer than that.

The other thing is the Council happily take our money for building licences, Ibi etc so it's ridiculous really. Are you on an urbanisation?

I bought about 10/11 years ago and then these Habitation Certificates were not in use, that's why i never had one, sold the house Nov 2012, yes it was a smallish urbanisation about 100 house maybe less.

I had a couple of "Things" that were never put on the deeds and the architect got around these very easy... as, not what you know.... but who you know.

 Eggcup - you need to change letting agent and company you use for EPC in the UK. There are grants available for energy efficiency measures all depending on EPC recomendations/rating. A good surveyor will know how to get access to the grants  I have had about £30000 in last couple of years. However stay clear of the GreenDeal.