About EPC and software in 2025

The EPC certificate, in full Energy Performance Certificate for Buildings, acts as a standardized evaluation of the energy consumption of real estate. It is the “energy identity card” of a building and provides a comparable measure of energy performance. Although the basic principles of the certificate are the same throughout Belgium, there are regional differences in implementation.

Legal obligations and reference framework

Purpose and importance of the EPC certificate

The primary purpose of the EPC certificate is to provide insight into the energy performance of a building. This is displayed on a standardized scale with letters ranging from A+ to F (or A to G in Brussels). The rating estimates the energy required to maintain a constant indoor temperature of 18 degrees, which allows an objective comparison between various properties. For real estate investors, the EPC certificate is a crucial tool that affects both the rent and value of the property, and it helps control energy costs.

How an EPC is calculated

A certified inspector calculates the EPC certificate based on specific criteria that include the characteristics of the property, without taking into account the behavior of the occupant. The calculation includes the following elements:

• Surface area of the property
• Heat Demand
• Isolation level
• Ventilation System
• Presence of renewable energy sources

EPC versus EPB certificate: what’s the difference?

The EPC certificate focuses on the general energy performance of an existing building. The EPB (Energy Performance and Indoor Climate) attestation, on the other hand, is relevant in new construction or major energy renovations. An EPB reporter must be engaged before work begins to ensure, based on construction plans, that the new or renovated building meets the applicable standards. After construction, an inspection is required before the property can be sold or leased. The cost for an EPB report typically starts around €500 and varies with the size of the project. Important: the EPB document is only applicable in the Flemish Region and does not exist in Brussels or Wallonia.

Obligation of the EPC certificate.

The EPC certificate is mandatory for all homes offered for sale or rent. The attestation must be present before the property is put on the market and must be mentioned in any sale or rental advertisement. An exception applies to buildings intended for demolition; here, a receipt of the application for a demolition permit is sufficient.

Interpretation of EPC scores.

A home’s EPC score is similar to the energy labels on household appliances. Each home is assigned a letter indicating its energy rating.

• Best scores: A and B indicate the most energy efficient properties.
• Energy-wasting properties: Letters further down the alphabet, such as E and F (or G in Brussels), indicate the least energy-efficient homes.

EPC attestation in the regions.

• Flemish Region: The score is rated on a scale from A+ to F. The Flemish government aims to bring all buildings to EPC level A and has introduced targets and deadlines for new owners to do so.
• Brussels-Capital Region: The EPC certificate is rated on a scale from A to G. The region has launched the “Renolution” strategy, aimed at renovating all Brussels homes by 2050, with a target of an average energy level of C+ (a two-thirds reduction in current consumption). The EPC certificate plays a central role in this. From 2030, all properties in Brussels must be certified. Homes with an F or G rating must be renovated by 2033, and this obligation will be extended to properties with a D rating in 2045. More than 40% of Brussels homes currently do not meet the 2033 requirements, and more than 80% do not meet the 2045 requirements. The region encourages owners to have their properties inspected as soon as possible to prepare for future renovations. Grants are available to support Brussels residents in carrying out these renovations.

Cost of an EPC certificate.

The owner is responsible for the cost of the EPC certificate; the tenant cannot be charged. The price is usually affordable and varies depending on the type of property, surface area and location. A certificate in the Flemish Region is generally several tens of euros more expensive than in Brussels. Since inspectors may charge their own prices, it is wise to compare several quotes.

• Average prices for a house: For a house smaller than 200 sq. m., prices are around €250. For a house of about 300 sq. m., this can go up to €400.
• Average prices for an apartment: A studio of less than 50 m² can be inspected for about one hundred euros. An apartment of 100 m² costs about €200, and up to €300 for 200 m².

EPC obligations in rentals

Every advertisement for a property to be rented out must mention the EPC performance indicators. It is therefore mandatory for the owner to obtain this certificate before letting the property.

Checks and penalties

Inspections are conducted in all regions to ensure compliance with these rules, with varying penalties for violation.

• No EPC certificate for rental property: The owner risks a fine of €625 to €62,500 in Brussels, and from €500 to €5,000 in the Flemish Region.
• Existing EPC certificate not passed on to tenant (Flemish Region): The owner risks a fine between €250 and €5,000. In Brussels, this fine ranges from €62.5 to €625.

Impact of EPC on rent indexing

The EPC score has a significant impact on rent indexation, especially for landlords. From the end of 2022 to the end of 2023, owners’ ability to index rent was limited by the EPC score. In Flanders, for example, the rent of a property with score E or F could not be indexed at all. Since the end of 2023, these indexation restrictions have been lifted, allowing rent to be indexed up to 100%, even for properties with a poor EPC score. However, special indexation rules may still apply in certain cases.

Obtaining an EPC certificate.

• Approved inspector: To have your property assessed, you need to hire an approved EPC inspector. This person will visit the building to gather the necessary information. Lists of approved inspectors by region are available through the websites of the respective regions.
• Preparing for the visit: Make sure the inspector has access to every room in the home. Gather as much “acceptable evidence” as possible, such as building plans or contractor invoices, to substantiate work performed. Anything that cannot be visually established must be provable. Insufficient evidence can lead to unfavorable default values in the report. The more evidence you can provide, the more accurate the report will be.

EPC for common parts (GD)

Since the end of 2022, in the Flemish Region, a specific EPC attestation is mandatory for the common areas of an apartment building – the parts accessible to all residents. This EPC attest GD must be requested by the association of co-owners or the owner of the building. It is always mandatory, regardless of sales or rentals within the building. No score is assigned to the common parts; the attestation describes the situation and gives recommendations for energy improvement. A similar attestation does not currently exist in Brussels, but this may change in the future.

Validity of an EPC certificate

An EPC attestation is valid for a maximum of 10 years. However, changes to the energy aspects of the property, such as the installation of a new boiler or solar panels, require a new attestation. Despite the cost of a new attestation, you will benefit from the improvements made.

Improving the EPC score

Improving the energy efficiency of your property is worthwhile. Not only does it lead to lower energy consumption, but it can also affect rent indexation and increase the value of your property.

• Basic work: Sometimes large, costly works are not needed. Simple modifications can already be effective. Consider insulating seals on windows or insulating pipes in cold rooms. Installing a full thermostat also counts in the EPC calculation. Reflector panels behind radiators can prevent heat loss for minimal investment. Also consider LED bulbs instead of halogen bulbs; they last longer and use less electricity.
• Major works: If you are ready to make larger investments, focus on the central heating boiler, the heart of your system. A new boiler can save up to 30% energy, making a significant difference to your EPC score. Insulation remains crucial; poorly insulated roofs, walls and windows drive up energy consumption. Also consider switching to renewable energy sources such as solar panels and heat pumps, which score high in the EPC calculation. Depending on your region, subsidies may be available for such works. Keep in mind that the property must be re-inspected to demonstrate an improved EPC score.

Impact of solar panels on EPC

Solar panels can improve the EPC score. They are especially beneficial for buildings that already have a good EPC score and can make efficient use of this energy source. However, the installation of solar panels should not take priority over other insulation work. Optimal results are achieved with ideally tilted and oriented solar panels, with a southern orientation at an angle of about 35 degrees recommended. Adjustments to the specific environment and building are, of course, necessary.

EPC implications for real estate investors

The EPC certificate is indispensable for any real estate investor, as it assesses the energy performance of a building and must accompany the sale or rental of the property. Scores A and B indicate the best performance, while E and F (or G in Brussels) indicate the least energy-efficient properties. An unfavorable EPC score can limit an owner’s indexing options. It is always possible to improve the EPC score through renovations, both minor and major. Even minor improvements can have a significant impact at relatively low cost. The certification process should be conducted by a licensed inspector who inspects the home’s installations. Remember to collect all relevant documents before his arrival. Knowledge of the specific rules of the region where the property is located is essential, as each region has its own requirements and deadlines for renovations to meet the set goals. Grants may be available under certain conditions. Costs vary by region, type of property and area, and range from €100 to €400. A certificate is valid for 10 years unless major work has been done on the house.

The role of software in EPC management

For real estate investors with extensive portfolios, managing EPC obligations is a complex, time-consuming task. Specialized property management software can play a crucial role in automating and centralizing all EPC-related processes and documents.

Crucial functions and benefits of software:

• Centralized Document Management: The software can serve as a digital vault for all EPC certificates of your properties, including the mandatory certificates for common parts (EPC-GD). In addition, renovation invoices, construction plans and other “acceptable evidence” can be stored, which is essential for the inspector and future re-inspections.
• Deadline Monitoring and Compliancy: The system can automatically send reminders for approaching mandatory renovation deadlines in the regions (e.g. 2033 and 2045 in Brussels) and for attestation expiration (maximum 10 years). This reduces the risk of heavy fines.
• Financial Analysis and Indexing: The EPC score affects rent indexing. Software can automatically calculate the relationship between the EPC score and the allowable indexation or impact on the rental value, which is essential for maximizing rental income.
• Renovation Planning and Monitoring: Based on the recommendations in the EPC certificate, the software can create a structured renovation plan and monitor the progress of works (such as insulation or installation of solar panels). This makes it easier to focus on the most cost-effective improvements.

By automating these tasks, investors save significant time and ensure that their property portfolios comply with increasingly stringent energy laws at all times.

Characteristics of effective software for this purpose

• User-friendly
• Future-proof and business-secure
• Affordable software
• Ready-to-use solution
• Very modern
• Tailored rental
• Turnkey customized rental
• Each department
• Customizable
• Can be expanded
• Many extra apps available

Source reference:

[1] Flemish Energy and Climate Agency (VEKA). Regulation and Timeline of the Renovation Obligation in Flanders (2025 focus). [2] Federal Public Service Economy (FPS Economy). Policy Framework and Subsidies for Energy Efficiency in the Construction Sector (Belgium). [3] Academic Research (Real Estate Economics). The Correlation Between EPC Score and the Market Value/Rent Value of Real Estate. [4] Royal Federation of Belgian Notaries (notaris.be). Legal Obligations around the EPC at Sale and Lease. [5] Financieel Dagblad (Belgium). Analysis of the Financial Impact of the 2025 EPC Standards on Investment Property Returns. [6] Flemish or Walloon Government regulations. Specific Requirements Regarding the Minimum EPC Score for Rental Housing after 2025. [7] Construction Industry Federation (e.g., Construction Confederation). Practical Guide: Sustainable Renovation Solutions and the Cost Estimate for EPC Improvement. [8] Real Estate Sector Report. Strategies for Real Estate Investors to Meet Future Energy Requirements. [9] Deloitte or PwC (Belgium). Tax Incentives and Tax Benefits for Energetic Renovation (e.g., Renovation Grants). [10] European Union (EU Directive). The EU Energy Performance of Buildings Directive (EPBD) and National Implementation. [11] Banking and Credit Institutions. Analysis of Green Loans and Mortgages: Interest Benefits Based on EPC Score.

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