EPC: Everything You Need to Know About Energy Certificates

What Is the EPC Certificate?

The Energy Performance Certificate (EPC) is an official document that evaluates a dwelling's energy consumption. Mandatory in Belgium since 2011 for every sale or rental, it assigns a label ranging from A++ (very efficient) to G (energy-intensive). The certificate is established by an accredited certifier and is valid for 10 years.

The EPC expresses theoretical consumption in kWh/m² per year. The lower the number, the better the building's energy performance. For reference: an A-rated property consumes less than 85 kWh/m²/year, while a G-rated property can exceed 500 kWh/m²/year.

EPC Labels Explained

• A++ and A+: nearly zero-energy building (NZEB). New construction to the strictest standards, perfect insulation, renewable energy. Less than 45 kWh/m²/year.
• A: very good performance. Well-insulated, efficient heating, double or triple glazing. 45-85 kWh/m²/year.
• B: good performance. Adequate insulation with some improvement potential. 85-170 kWh/m²/year.
• C: average performance. Standard for recent renovations. 170-255 kWh/m²/year.
• D: below-average performance. Insulation works recommended. 255-340 kWh/m²/year.
• E: poor performance. Insufficient insulation, old heating system. 340-425 kWh/m²/year.
• F and G: energy sieve. Major renovation necessary. Over 425 kWh/m²/year.

EPC Impact on Sale Price

The EPC label has a significant and measurable impact on property prices in Belgium. According to studies by KU Leuven and UCLouvain:

• An A-rated property is worth 15 to 25% more than an equivalent D-rated property.
• Properties rated E, F, or G face a discount of 10 to 20% compared to the market median price.
• The price gap between an A label and a G label can reach 40 to 50% for similar properties.

This green premium reflects not only future energy savings but also the renovation costs the buyer will have to bear for a poorly rated property. Check EPC data by municipality on Immolytics to see the label distribution in your search area.

Regional Obligations

Flanders: The Strictest Rules

Flanders has imposed progressive renovation obligations since 2023. When purchasing a property with an EPC below label C, the buyer must reach at least label C within 5 years of purchase. By 2030, all Flemish dwellings must reach at least label C. Fines are planned for non-compliance.

Wallonia: Long-Term Objectives

Wallonia has set a target of minimum label A by 2050 for all dwellings. Intermediate milestones are planned: minimum label D by 2030, label C by 2040. A housing audit (PAE2) is mandatory to obtain Housing Grants.

Brussels: The Renolution Strategy

Brussels applies an ambitious strategy with progressive obligations for rental dwellings. The EPC certificate is mandatory and the most energy-intensive dwellings must be renovated according to a progressive schedule. Renolution grants actively encourage renovation.

How to Improve Your EPC Score

The most effective works to improve the EPC score, ranked by cost-effectiveness:

• Roof insulation: unbeatable value for money. Cost: 20-40 euros/m². Potential gain: 1 to 2 labels.
• Window frame replacement: switching to double or triple glazing. Cost: 500-800 euros/m² of window. Gain: 0.5 to 1 label.
• Wall insulation: exterior (60-120 euros/m²) or interior (40-80 euros/m²). Gain: 1 to 2 labels.
• Boiler replacement: switching to a condensing boiler or heat pump. Cost: 5,000-15,000 euros. Gain: 0.5 to 1 label.
• Floor insulation: often overlooked but effective. Cost: 30-60 euros/m². Gain: 0.5 label.

Grants and Financial Aid

Each region offers grants for energy renovation:

• Wallonia: Housing Grants covering up to 70% of costs for low-income households. Mandatory PAE2 audit (cost: 150-200 euros after grant).
• Brussels: Renolution grants of 20 to 90% depending on income and type of work.
• Flanders: Mijn VerbouwPremie for insulation (roof, walls, floors, glazing) and technical installations.

To estimate the cost and profitability of an energy renovation, check our article on renovating older properties.