Do I need an energy certificate to sell?
Obligation to provide an energy certificate
Fine for non-compliance: up to €10,000
The energy certificate has been mandatory for every sale and every new letting since 2014. It must be presented at the viewing at the latest - not only at the notary appointment. The key figures must already be stated in the property listing.
In practice it is rarely checked - but if a buyer complains after the purchase, it gets expensive.
Period of validity: 10 years. If your energy certificate is older, you need a new one.
Demand certificate vs. consumption certificate
Consumption certificate
Based on the actual energy consumption over the past three years. Cheaper (€80–150 online), but less meaningful - because it depends on the occupants' heating behaviour. If a frugal pensioner barely turns up the heating, consumption looks good. That says nothing about the building.
Demand certificate
Based on a technical analysis of the building (insulation, windows, heating, construction type). More expensive (€300–500), but more objective. It indicates how much energy the building theoretically needs - independent of user behaviour.
Which one do I need?
- •Buildings with 5 or more residential units: a consumption certificate is sufficient
- •Buildings from before 1977 with fewer than 5 residential units: a demand certificate is mandatory
- •Buildings after 1977: a consumption certificate is sufficient
- •New builds: a demand certificate is mandatory
GModG (formerly GEG): current requirements
The German buildings energy act has been called the building modernisation act (Gebäudemodernisierungsgesetz, GModG) since 29 July 2026. It is the same act of 8 August 2020, renamed and amended in many places. Three points matter for sellers:
Requirements for new heating systems
The former 65 percent rule no longer applies. If a new gas, oil or LPG system is installed after 29 July 2026, Section 43 GModG requires a progressively rising share of renewable or low-carbon heat: at least 10 percent from 1 January 2029, at least 15 percent from 1 January 2030, at least 30 percent from 1 January 2035 and at least 60 percent from 1 January 2040. This affects the buyer, not the seller - but buyers factor in the costs.
Energy efficiency classes A+ to H
Must be stated in the energy certificate and in property listings.
Retrofit duty on a change of ownership
The top-floor ceiling must be insulated (Section 35 GModG, formerly Section 47 GEG). For one- and two-family houses that the owner occupied on 1 February 2002, the deadline is two years from the first transfer of ownership after that date. If the house has changed hands since then, that window is, on the wording, used up. The duty to replace boilers more than 30 years old was deleted outright on 29 July 2026.
For sellers this means: a poor energy certificate is not an obstacle to selling - but it is a price factor. Buyers offset the expected renovation costs against the purchase price.
If you want to read the references and the cut-off date rule in full, they are in the guide to renovation duties when selling.
Effect on the sale price
In Dresden I observe the following price discounts compared with similar properties that are energetically better:
| Energy class | Price discount |
|---|---|
| A–C | no discount, rather a premium |
| D–E | 3–8 percent discount |
| F–G | 8–15 percent |
| H | 12–20 percent |
Example: €250,000 flat
For a flat worth €250,000, class G means €20,000 to €37,500 less. That is more than a new heating system costs. This is why an energy upgrade before the sale can pay off - but only if the costs are clearly lower than the price discount.
Where can I get an energy certificate in Dresden?
Online providers
From €80 for consumption certificates. Fast (2–3 days), but without an on-site inspection. Sufficient for straightforward cases.
Local energy consultants
€300–500 for demand certificates. With an on-site inspection and personal advice. Recommended for complex buildings or when you are considering energy upgrades before the sale.
Chimney sweeps
Can also issue energy certificates. Often cheaper than specialised energy consultants.
Costs at a glance
| Certificate type | Cost |
|---|---|
| Consumption certificate (online) | €80–150 |
| Consumption certificate (with advice) | €150–250 |
| Demand certificate (without inspection) | €200–350 |
| Demand certificate (with inspection) | €300–500 |
The costs are tax-deductible - as income-related expenses for rented properties, but not for owner-occupation.
Where the certificate sits in the wider process is shown on our page about house sales in Dresden.
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