As of August 12, 2025, Spain has implemented a new property appraisal procedure that requires a valid Energy Performance Certificate (CEE) for obtaining a mortgage, selling, or refinancing a property. This document is now mandatory for conducting an official appraisal, becoming a crucial step in the mortgage approval process.
According to the new regulations, both the appraiser and the bank must verify that the property has a current CEE certificate. Without this document, the appraisal process cannot be completed, which means a mortgage cannot be arranged nor a sale transaction finalized. This rule applies to both new properties and existing buildings.
For completed homes, a registered Energy Performance Certificate must be provided. For buildings under construction or in the design phase, both the certificate and proof of submission to the relevant registry are required. All data must match to avoid delays or rejection of the transaction.
Previously, the energy certificate was only required at the time of sale, and the buyer could choose to waive its provision. Now, however, the seller must have this document before the appraisal begins, as it affects the final value of the property and is mandatory for all parties involved in the transaction.
An energy efficiency certificate shows how much energy a property consumes under standard use and assigns it a rating from A (most efficient) to G (least efficient). The document also includes recommendations for improving energy efficiency, which may be useful for future owners.
Until recently, only specialists with a relevant higher education—such as architects or engineers authorized to design and oversee construction—could issue these certificates. However, the government considered these restrictions excessive and not effective enough for improving service quality in the market.
According to the new rules, other specialists can now issue certificates if they have completed the required training and confirmed their qualifications. It is sufficient to register the relevant application with the authorities of the autonomous communities, which grants the right to work across the country. This change is expected to increase competition and make certification services more accessible.
The document, published in July 2025, clarifies that becoming a qualified specialist takes into account both higher education and professional training or the presence of a special certificate. Before starting work, it is necessary to submit a declaration of compliance with the requirements, making it easier to gain market access.
The introduction of the new rules is part of efforts to improve the energy efficiency of the housing stock and aims to make the real estate market more transparent. Now, buyers and banks will be able to assess not only the price of a property in advance, but also its operating costs, which is especially important given rising energy prices.
Experts advise anyone planning to buy or sell real estate using a mortgage to check in advance for a valid CEE certificate. Its absence may lead to delays or even the cancellation of the transaction, as without this document, the appraiser will not be able to prepare the necessary report for the bank.
Thus, the new requirements make real estate transactions more structured and transparent, while also promoting the development of the energy-efficient housing market in Spain.
