What is an EPC certificate? Everything you need to know

The Energy Performance Certificate — EPC for short — is an official document that maps out a building's energy performance. The EPC shows how much energy a home consumes under standard conditions and assigns an energy label from A (very energy efficient) to F (very energy intensive). The legal basis for the EPC is found in the Energy Decree of the Flemish Government. Since 2008, it has been mandatory to present a valid EPC when selling a property. In 2015, this obligation was extended to rental properties. The EPC is part of the Flemish energy and climate policy that aims for an energy-neutral building stock by 2050. The EPC score is expressed in kWh/m² per year. A home with label A consumes less than 100 kWh/m² per year, while a home with label F consumes more than 500 kWh/m² per year. The Flemish average currently hovers around 350 kWh/m² per year — so there is still significant room for improvement. The EPC also contains an overview of concrete recommendations to improve energy performance. These recommendations are not mandatory but give a good picture of possible savings and the associated investments. For homes in the Kempen region — where many older homes from the 1960s, 70s and 80s stand — at De Steenboer we often see EPC scores between 300 and 500 kWh/m². With targeted investments in insulation and heating, it is possible to improve by 2 to 3 labels, which has a significant impact on both living comfort and property value.

In Flanders, an EPC is mandatory in three situations: when selling, when renting and for new construction or major energy renovation. When selling, the seller must be able to present a valid EPC from the moment the property is offered for sale. The energy score and label must be mentioned in all advertising: on Immoweb, in the agent's window, on social media and in every advertisement. The absence of an EPC can result in a fine of €500 to €5,000. When renting, the same obligation applies. From the moment you offer your home or apartment for rent, you must be able to present a valid EPC. Here too, the energy score must be mentioned in all advertising. For new construction or a major energy renovation (IER), an EPC is automatically drawn up after completion of the works. This construction EPC is based on the actual materials and techniques used and is typically more favourable than an EPC for an existing property. Important: the EPC is valid for 10 years. If you carry out renovation works that improve energy performance (new windows, roof insulation, solar panels), you can have a new EPC drawn up to obtain the better label. This is especially advisable if you plan to sell or rent within the coming years. Note: for apartments in a building with multiple units, each apartment must have its own EPC. The costs are then calculated per unit. No separate EPC is needed for the common areas (hallway, stairwell). As an estate agent in the Kempen, De Steenboer helps you with requesting an EPC. We work with certified energy experts who quickly and efficiently assess your property.

A certified energy expert visits your property and inspects it according to a standardised method. The inspection typically takes 1 to 3 hours, depending on the size and complexity of the home. The energy expert assesses four major categories. First, insulation: the quality of roof, wall, floor and window insulation. Insulated cavity walls, an insulated roof and high-performance glazing score well. Uninsulated walls and single glazing significantly lower the score. Second, the heating system: the type of boiler or heat pump, its efficiency, age and maintenance. A condensing boiler (efficiency > 95%) scores much better than an old atmospheric boiler (efficiency 60-70%). A heat pump scores best, especially in combination with underfloor heating. Third, ventilation: the presence and type of ventilation. Mechanical ventilation with heat recovery (system D) delivers the best score. Natural ventilation through grilles (system A) scores the lowest. Fourth, renewable energy: solar panels, a solar water heater or a heat pump contribute positively to the EPC score. A photovoltaic installation of 10 panels can reduce the score by 50 to 100 kWh/m². Important: the energy expert bases their assessment on what they can observe and on supporting documents. If you have installed roof insulation but cannot provide invoices or photos, the insulation may not be counted. So always keep your renovation invoices. The inspection is non-destructive — the expert does not break open walls. When in doubt, the least favourable option is assumed. This explains why some well-insulated homes still receive a moderate EPC score.

The cost of an EPC in Flanders typically varies between €150 and €250 for an average home. The price depends on the size of the property, the type of building and the region. For an apartment, you pay on average €150 to €180. For an average terraced or semi-detached house, expect €180 to €220. For a large detached villa or a multi-storey property, the price can rise to €250 or more. The EPC is valid for 10 years. Calculated annually, you pay just €15 to €25 per year for this certificate — a negligible cost compared to the value it adds when selling or renting. Always compare multiple quotes. Prices can vary significantly between energy experts. When comparing, look not only at the price but also at the expert's experience and reputation. A cheap EPC that doesn't correctly map your insulation can cost you thousands of euros when selling. Tip: if you plan renovation works that improve energy performance, wait with the EPC until after the works. This way, you get the improved label straight away and only pay once. If you insulate your roof and install new windows, it can make the difference between label D and label B. At De Steenboer, we work with reliable energy experts in the Kempen. We are happy to help you request your EPC and advise you on improvements that are worthwhile for your specific situation.

There are several ways to improve your EPC score. The most effective measures are roof insulation, wall insulation, new windows and an efficient heating system. Roof insulation is the investment with the greatest impact. Up to 30% of heat is lost through the roof in an uninsulated home. Roof insulation costs on average €30 to €60 per m² and delivers an improvement of 50 to 150 kWh/m² on your EPC score. For a home in Herentals or Zandhoven with an 80 m² roof, you pay €2,400 to €4,800 — an investment that pays for itself within 3 to 5 years through lower energy costs. Wall insulation — both cavity wall insulation and external insulation — is the second most important measure. Cavity wall insulation (retrofit) costs €15 to €30 per m² and is minimally invasive. External facade insulation is more expensive (€100 to €200 per m²) but delivers better performance. New windows with high-performance glazing (Ug value ≤ 1.0 W/m²K) replace single or double glazing. The cost is €400 to €800 per window, but the effect on comfort and energy bills is immediately noticeable. Solar panels significantly lower your EPC score. An installation of 10 panels (4 kWp) currently costs €5,000 to €8,000 and can improve your EPC score by 50 to 100 kWh/m². Additionally, you benefit from a lower energy bill. The Flemish government offers premiums for many of these renovation works. The Mijn VerbouwPremie (My Renovation Premium) combines the former roof, wall and floor insulation premiums. The premium can amount to up to 50% of the investment cost for those who qualify. Always enquire in advance at the Energiehuis Kempen about the available premiums for your situation.

The EPC label has a measurable influence on your property's selling price. Research by KU Leuven and the Flemish Energy Agency (VEA) shows that homes with a better EPC label structurally achieve higher prices. Specifically: a home with label A fetches 10 to 15% more on average than a comparable home with label F. At an average property price of €350,000 in the Kempen, that's a difference of €35,000 to €52,500. Even an improvement from F to D already delivers a noticeable price difference of 4 to 7%. Additionally, homes with a good EPC label sell faster. Buyers are increasingly energy-conscious and know that a poor EPC label means high energy costs and mandatory renovations. Since 2023, renovation obligations apply in Flanders: buyers of a property with label E or F must renovate to at least label D within 5 years. This renovation obligation has a direct effect on the negotiating position. Buyers of a property with label F will deduct the estimated renovation cost (€30,000 to €60,000) from their offer. A property that already has a good label avoids this price pressure entirely. For investors who rent out, the EPC is equally crucial. Tenants increasingly choose energy-efficient homes to limit their monthly costs. An apartment with label B rents out faster and for a higher rent than a comparable property with label E. At De Steenboer, we always advise our clients on the impact of their EPC on the selling price. We calculate whether an investment in energy renovation pays off when selling and help you make the right choice. Sometimes it's more profitable to renovate first and then sell — sometimes not. We make that assessment together with you.