Spain to Ban Property Sales and Rentals Without Energy Efficiency Certificates

Starting January 1, 2030, Spain will introduce a mandatory requirement: all residential properties listed for sale or rent must have a valid energy efficiency certificate with a minimum rating of “E”. From 2033, the minimum requirement will rise to a “D” rating, Spanish Property Insight reports.

Modernization and Cost for Owners

The rule is part of the EU’s Green Deal and Spain’s roadmap to achieve carbon neutrality by 2050. Buildings across Europe are responsible for over one-third of total emissions. In Spain, many homes—especially older ones—lack proper insulation, modern heating systems, and efficient infrastructure.

To obtain a certificate, owners must hire a licensed technician (architect or engineer) to assess key factors such as the building’s orientation, construction materials, HVAC systems, and energy consumption. The certificate, valid for 10 years, will cost between €50 and €200 and must be registered with the regional authority.

Currently, sellers and landlords must only display the energy certificate, regardless of its rating (from A to G). Starting in 2030, this will no longer suffice. Properties will need at least an “E” rating to be eligible for sale or rent, and at least a “D” rating from 2033. Non-compliant properties will be barred from market transactions.

Aging Housing Stock Faces Upgrade Pressure

These changes will affect a large share of Spain’s housing stock. Around one-third of homes were built over 70 years ago, and another third between 50–69 years ago. An estimated 85% of these buildings do not meet modern efficiency standards and will need upgrades like insulation, double glazing, efficient heating/cooling, or solar panels.

To offset the financial burden, Spain’s government and the EU have introduced funding mechanisms, primarily through the Next Generation EU fund. Grants will cover full or partial renovation costs, especially for vulnerable households or projects with significant efficiency gains.

Failure to comply will result in fines. Draft legislation proposes penalties of up to €60,000 for owners who knowingly rent or sell non-certified properties.

Broader Regulatory Trends in Spain’s Housing Market

The energy efficiency reforms are part of a wider regulatory overhaul. Public protests over housing affordability have pressured the government to intervene in both sales and rental markets.

Key developments include:
- A shortfall of 500,000 housing units
- Construction rates still six times lower than in 2008
- Rents have doubled in 10 years; prices are up 44%
- Post-COVID, long-term rental supply has halved

In response, Spain has:
- Imposed rent controls and delegated housing powers to regional governments
- Introduced a rental property registry with unique ID numbers from July 2025
- Enforced licensing restrictions on tourist rentals (e.g. moratoriums in Málaga, bans in Barcelona by 2028)
- Closed the golden visa program for real estate investors
- Proposed up to 100% tax on purchases by non-EU citizens

Considered raising short-term rental taxes to hotel levels or banning non-resident purchases altogether

For the first time in a decade, Spain is undertaking sweeping housing reform. It aims to curb speculative investments, enforce green standards, and protect renters — but it also raises concerns among foreign investors about market accessibility and predictability.