Anyone selling or renting out a property needs an energy performance certificate – but the document comes in two variants. The demand-based certificate assesses the building fabric, while the consumption-based certificate reflects the occupants’ actual energy consumption. Which type is permitted depends on the building, and choosing the wrong one can result in a fine. We explain the differences, when each certificate is mandatory and what it costs.
The two certificate types: Demand versus Consumption
Both certificates are based on the same law, the Building Energy Act (GEG), are each valid for ten years and ultimately show an energy efficiency class (currently from A+ to H). However, the process of arriving at this result is fundamentally different.
The demand-based certificate (officially: energy demand certificate) is based on a technical analysis of the building: An expert assesses the insulation, windows, roof, heating system and hot-water preparation and uses this to calculate the theoretical energy demand. Occupant behaviour is not taken into account. The result describes the building’s energy quality objectively – regardless of whether the occupants heat sparingly or generously.
The consumption-based certificate (energy consumption certificate), by contrast, is based on actual consumption data from the past. It uses heating-cost statements from three consecutive billing periods, i.e. 36 months, with the most recent period no more than 18 months in the past. It can be prepared more quickly and at lower cost, but reflects the heating behaviour of the previous occupants and even the weather conditions in the relevant years.
In summary, the two types differ as follows:
- Basis: Demand-based certificate = calculated energy demand of the building fabric; consumption-based certificate = measured consumption over the last three years.
- Informative value: The demand-based certificate is objective and allows comparisons between buildings; the consumption-based certificate depends on the occupants’ behaviour.
- Effort: The demand-based certificate requires detailed data collection; the consumption-based certificate requires only the consumption statements.
- Costs: The consumption-based certificate is significantly cheaper (see below).
When is each energy performance certificate mandatory?
You cannot always choose freely between the two types. The Building Energy Act expressly requires a demand-based certificate for certain buildings. The key provision is § 80 GEG.
Always a consumption-based certificate: new construction and major renovation
For a new building, an energy demand certificate must always be issued – if only because a new building cannot yet have any consumption data. The same applies if an existing building is remodeled or extended so extensively that the energy demand for the entire building has to be recalculated. In these cases, the demand certificate is produced as a by-product of the planning process anyway.
Demand certificate requirement: small older buildings with a building application submitted before November 1, 1977
The most important special case concerns older, small residential buildings. Under Section 80 (3) GEG, an energy demand certificate is required if a residential building
- has fewer than five apartments and
- the building application was submitted before November 1, 1977.
The reason: For such buildings, consumption alone often does not permit reliable conclusions about their structural condition. However, there is an important exception: If the building already met the requirements of the Thermal Insulation Ordinance of August 11, 1977, when completed, or was subsequently renovated to at least this standard, you are free to choose again. Anyone selling an unrenovated house from the 1950s or 1960s with two or three apartments will therefore generally not be able to avoid the demand certificate.
Free choice for all other residential buildings
All other residential buildings are subject to the so-called freedom of choice – you decide for yourself between a demand certificate and a consumption certificate. This applies in particular to:
- residential buildings with five or more apartments, regardless of the year of construction,
- residential buildings with a building application submitted on or after November 1, 1977, and
- older small houses renovated to the standard of the 1977 Thermal Insulation Ordinance.
There is one practical limitation, however: A consumption certificate can only be issued if consumption data for the full 36 months are actually available. If they are missing – for example, after a prolonged vacancy or in a building that has only just been occupied –, the only option is the demand certificate.
How much does each energy certificate cost?
The price is the most noticeable difference in everyday practice:
- Consumption certificate: usually around 50 to 100 euros. It can often be prepared online because only the consumption statements and some building details are required.
- Demand certificate: depending on the effort involved, approximately 300 to 500 euros. The higher costs result from the detailed Recording of building components and systems engineering, often including an on-site appointment.
Since every energy certificate is valid for ten years (§ 79 GEG), the price is put into perspective over its term. With very inexpensive online offers, you should pay attention to whether the provider is authorized to issue certificates – an incorrect certificate is of no use to you when selling.
Advantages and disadvantages for owners and buyers
Where you have a choice, it is worth looking at both sides:
- Consumption-based certificate – advantage: inexpensive and quickly available, ideal for well-insulated or economically occupied buildings whose low consumption presents the property in a favorable light.
- Consumption-based certificate – disadvantage: The value fluctuates according to the behavior of the previous occupants. A frugal single occupant can make the same apartment look significantly better than a family would – this is hardly meaningful for the buyer.
- Demand-based certificate – advantage: objective, comparable, and more informative for prospective buyers because it reflects the actual energy quality. It also contains specific modernization recommendations.
- Demand-based certificate – disadvantage: more expensive and time-consuming. In unrenovated older buildings, the result is often worse than the actual consumption – this can deter potential buyers during marketing.
Conversely, for buyers: A demand-based certificate allows a better assessment of future heating costs than a consumption-based certificate, which is strongly influenced by the previous owner.
FAQ on demand-based and consumption-based certificates
Which energy certificate is better?
Legally, both are equivalent, provided that you are free to choose for your building. In terms of content, the demand-based certificate is more informative because it assesses the quality of the building fabric independently of user behavior. It is therefore often the better choice for a fair, transparent sale – even though it costs more.
Is a consumption-based certificate always cheaper?
Generally, yes. A consumption-based certificate usually costs 50 to 100 euros, while a demand-based certificate costs 300 to 500 euros. The additional cost is explained by the complex technical assessment of the building.
How can I tell which certificate I have?
The first page of the certificate indicates whether it is an energy demand certificate or an energy consumption certificate. The demand-based certificate additionally states a calculated final and primary energy demand, while the consumption-based certificate states an energy consumption rating.
What happens if I use the wrong Have a consumption certificate issued?
If you have only a consumption certificate issued for a building that is legally required to have a demand certificate, it is invalid. You will then fail to meet the statutory obligation – and risk a fine of up to 10,000 euros under Section 108 GEG.
Do I already have to state the energy values in the advertisement?
Yes. If an energy certificate is already available when marketing the property, the type of certificate, the energy performance value, the main energy source, the year of construction and the energy efficiency class, among other details, must be included in every property advertisement (Section 87 GEG). If you list your property with us on TraumImmo, these mandatory details are part of the form.
How long is an energy certificate valid?
Both types are valid for ten years from the date of issue. After that, a new certificate must be issued for another sale or a new rental.
Conclusion: The choice of type depends on the building
Whether to choose a demand or consumption certificate is rarely purely a matter of preference. For new buildings, major renovations and small, unrenovated older buildings with a building application submitted before 1 November 1977, the GEG requires a demand certificate. In all other cases, you may choose – and should weigh the inexpensive consumption certificate against the more informative demand certificate. Anyone wishing to market their property transparently and without legal risk will often be safer with a demand certificate. The most important rule remains: first check whether you have a choice at all.