Energy Certificate in Zagreb
When it is required, who produces it, how long it takes and what the energy ratings mean.
An energy certificate is a document that shows how much energy a property uses for heating, cooling and hot water, expresses it through an energy rating from A+ to G and gives recommendations for improvements. For buyers and tenants it is the only standardised indicator of future utility bills they can compare between properties. This guide by Hermes Nekretnine, based at Vlaška ulica 45 in Zagreb, explains when the certificate is required, how it is produced and what the rating actually means.
The certificate is a legal requirement for every sale of a property and for letting for a period longer than one year. It is also required for new buildings before the occupancy permit and for larger public buildings, which must also display it in a visible place. When advertising a property for sale or rent, the energy rating must be stated in the listing. An owner who sells or lets a property without a valid certificate is liable to a fine.
The certificate may only be issued by individuals and companies authorised by the competent ministry for energy certification and energy inspection of buildings. When choosing a provider, check that the authorisation is valid and for which type of buildings it applies, since authorisations differ for residential and for more complex non-residential buildings. We take on organising the certification through authorised engineers via energy certification.
The authorised engineer first visits the property and inspects it: the perimeter walls, the joinery, the roof or the ceiling towards an unheated space, and the heating and hot water systems. They then collect the documentation, above all the floor plans, the year of construction and any renovations. On that basis an energy consumption calculation is prepared, an energy rating is assigned and recommended measures are written. The finished certificate is entered in the central register and handed to the owner in writing.
Alongside the energy rating, the certificate shows the annual heat energy required for heating per square metre, primary energy consumption and estimated carbon dioxide emissions. The most useful part for the owner is the list of recommended improvement measures, ordered by the ratio of investment to saving, with an indicative estimate of how much each measure would reduce consumption. That list is a good starting point for planning a renovation, even if you do not carry it out immediately.
For an average apartment the certificate usually takes a few working days from the site visit. The price depends on the area and complexity of the property and for an apartment mostly runs roughly from one hundred to two hundred and fifty euros, while for family houses and commercial spaces it is higher because of the larger scope of the inspection. To plan a sale or rental it helps to order the certificate in good time, since the energy rating must appear in the very first listing.
For a new building the energy certificate is produced before the occupancy permit and is based on the designed properties of the building and a check of the as-built condition. For a buyer of a new-build apartment the certificate serves as confirmation that the building was designed in line with the applicable energy efficiency requirements, which is a relatively high standard today, so the rating of such apartments is generally B or better.
Ratings A+ and A indicate very low energy consumption, typical of well-insulated new builds or thoroughly energy-renovated buildings. Ratings B and C are common in newer construction and partly renovated buildings. Ratings D and E prevail in properties from the 1970s and 1980s without added insulation, while F and G are most often found in old buildings with original facades and joinery. The difference in annual heating cost between rating C and rating F for the same apartment can be double or more, depending on the heating method. For an apartment of seventy square metres this can in practice mean a few hundred euros of difference a year, which over a decade adds up to an amount comparable to the cost of basic insulation.
An energy certificate is generally valid for ten years from issue. The exception is a situation where major works are carried out on the building or a separate part that significantly change its energy properties, for example replacing the facade, the joinery or the heating system, since the earlier certificate then no longer reflects the actual state and a new one must be produced.
Buyers in Zagreb look ever more carefully at the energy rating because it directly affects the household's monthly budget. A property with a poorer rating is not necessarily a worse purchase, but it gives the buyer an argument for a lower figure in negotiations, since they take on the cost of future renovation. Sellers whose rating is not favourable sometimes decide on a partial energy renovation before the sale, and we assess the viability of that move case by case. Sometimes it is better to sell the property at a slightly lower price and leave the renovation to the buyer, especially if the buyer plans a refurbishment anyway.
For owners planning to keep the property, energy renovation, above all facade insulation, replacing the joinery and a more efficient heating system, reduces bills and raises the energy rating. Public calls for co-financing energy renovation of family houses and apartment buildings are periodically available from national and European sources, with changing terms and deadlines. Before investing we recommend checking the current calls and preparing a saving estimate based on the recommendations in the certificate.
The certification obligation also applies to commercial spaces on sale and on lease. For offices and retail units energy consumption depends not only on insulation but also on the air conditioning and ventilation system and the pattern of use of the space, so the inspection and calculation are done differently than for an apartment. For a tenant of commercial space the energy rating matters because the cost of heating and cooling feeds directly into the total monthly cost of operating at that location. More on the segment is on the commercial property in Zagreb page.
Yes. The energy rating must appear in the listing for sale or rent, so order the certificate before publishing.
If the works significantly changed the energy properties, the earlier certificate no longer reflects the actual state and a new one must be produced.
The cost is generally borne by the seller, since the certificate is a condition for lawfully advertising and selling the property.
Smaller measures such as sealing and replacing the heat source can help, but a significant shift in rating generally requires insulating the building envelope.
Yes, the certificate is standardised at European Union level, so the rating is comparable for buyers coming from other countries.
For an apartment a few working days is enough, but if you plan to sell soon, order it as soon as you know you are going to market, so the listing is not delayed.
Continue to all the guides, the comparison of new and older builds, the energy certification service and a property valuation.