Energy Certificates in Mallorca: What Property Buyers and Sellers Need to Know

Since 2013, every property sold or rented in Spain must have a valid certificado de eficiencia energética — an energy performance certificate (EPC). If you are buying, selling, or renting a property in Mallorca, understanding this requirement is essential. This guide covers when you need one, how to obtain it, what the ratings mean, and how your property’s energy rating affects its value and rental potential.

What Is an Energy Certificate?

An energy certificate is an official document that rates a property’s energy efficiency on a scale from A (most efficient) to G (least efficient). It is the Spanish equivalent of the Energy Performance Certificate (EPC) that British buyers will be familiar with from the UK.

The certificate is produced by a qualified technician — typically an architect, building engineer (aparejador), or technical engineer — who inspects the property and analyses its construction, insulation, heating/cooling systems, hot water system, and orientation. The result is a standardised rating that allows buyers and tenants to compare the energy efficiency of different properties.

The certificate includes two ratings:

• Energy consumption rating: measured in kWh/m² per year — how much energy the property uses
• CO² emissions rating: measured in kgCO²/m² per year — the environmental impact of that energy use

Both ratings use the same A–G colour-coded scale (green to red), similar to the labels you see on household appliances.

When Is an Energy Certificate Mandatory?

Under Royal Decree 235/2013 (updated by Royal Decree 390/2021), an energy certificate is required in the following situations:

Selling a Property

The seller must have a valid energy certificate before the property is listed for sale. The energy rating must appear in all property advertisements — on portals like Idealista, Fotocasa, and in estate agent listings. At the time of signing the escritura (purchase deed), the notary will require a copy of the certificate, and it will be referenced in the deed itself.

Renting a Property

The same applies to rentals, including both long-term and short-term holiday lets. If you are renting your Mallorca property to tourists under an ETV licence, you need a valid energy certificate. The tenant or guest has the right to see it.

New-Build Properties

Developers must obtain an energy certificate for every new-build unit before selling. New builds typically achieve ratings of B or C, and must meet current building energy efficiency regulations (Código Técnico de la Edificación).

Exemptions

A handful of property types are exempt:

• Buildings officially protected for their architectural or historic value, where energy improvements would unacceptably alter their character
• Places of worship
• Industrial sites, workshops, and agricultural buildings
• Standalone buildings with less than 50m² of usable floor area
• Buildings purchased for major renovation or demolition
• Properties used for fewer than 4 months per year and with energy consumption below 25% of what year-round use would entail (a narrow exemption that is difficult to prove)

In practice, virtually every residential property sold or rented in Mallorca requires an energy certificate.

How to Obtain an Energy Certificate in Mallorca

The process is straightforward:

Step 1: Hire a Certified Technician

You need a qualified professional — an architect (arquitecto), technical architect (arquitecto técnico), or engineer (ingeniero) — registered with their professional body in the Balearic Islands. Many offer this service as a standalone product. Your estate agent or lawyer can usually recommend someone, or you can find certified technicians through the Colegio de Arquitectos de Baleares (Balearic Architects’ College).

Step 2: The Inspection

The technician will visit your property and assess:

• Building envelope: walls, roof, floors, windows, doors — their materials, thickness, and insulation quality
• Orientation: which direction the property faces (south-facing properties in Mallorca receive significantly more solar gain)
• Heating and cooling systems: type, age, and efficiency of air conditioning units, radiators, underfloor heating, etc.
• Hot water system: electric boiler, gas boiler, solar thermal panels, heat pump
• Renewable energy: solar PV panels, solar thermal collectors, or other renewable systems
• Floor area and room layout

The visit typically takes 30 minutes to 2 hours depending on the size and complexity of the property.

Step 3: The Report and Registration

The technician inputs the data into approved energy modelling software (CE3X or HULC are the most common in Spain) and generates the certificate. They then register it with the Direcció General d’Energia i Canvi Climàtic (Directorate General of Energy and Climate Change) of the Balearic Government. Once registered, the certificate is valid for 10 years.

You receive a PDF document with the coloured A–G label, plus a detailed report including recommendations for improving the property’s energy efficiency.

Step 4: Include in Listings

The energy rating must appear in all property advertisements. Most Spanish property portals (Idealista, Fotocasa, etc.) have mandatory fields for the energy rating. If you are selling through an estate agent, provide them with the certificate so they can include it in listings.

Cost of an Energy Certificate in Mallorca

The cost depends on the property size and the technician you hire:

Property Type	Typical Cost (incl. registration)
Studio / 1-bed apartment	€100 – €150
2–3 bed apartment	€120 – €180
Townhouse	€150 – €200
Detached villa	€180 – €250
Large villa (300m²+)	€200 – €350

These prices include the technician’s visit, the certificate, and the registration fee with the Balearic Government. Be wary of unusually cheap online offers (€50–€60) that may not include a proper on-site inspection — the regulations require an in-person visit, and certificates produced without one are invalid.

Understanding the A–G Ratings

Here is what each rating band typically means in the context of Mallorca properties:

Rating	Description	Typical Properties
A	Exceptional efficiency. Near-zero energy consumption.	New-build passive houses, properties with extensive solar, high insulation, and heat pumps
B	Very efficient. Well above current building standards.	Recent new builds with good insulation and modern systems; recently renovated properties with energy upgrades
C	Efficient. Meets or exceeds current building code.	New builds, modern apartments in developments built after 2010
D	Average. Moderate efficiency.	Properties built 2000–2010 with reasonable insulation and modern boilers/AC
E	Below average. Noticeable energy waste.	Older apartments (1980s–1990s) with single glazing and basic systems
F	Poor. High energy consumption.	Unrenovated properties from the 1960s–1970s, poor insulation, old electric heaters
G	Very poor. Maximum energy waste.	Historic fincas, unrenovated rural houses, old townhouses with stone walls and no insulation

The Mallorca reality: The vast majority of existing properties in Mallorca rate E, F, or G. This is not unusual for a Mediterranean island where most of the housing stock was built before modern energy efficiency standards existed. Many charming stone townhouses in Sóller or Pollença will receive a G rating, as will traditional fincas. This does not make them bad properties — it simply reflects their age and construction.

How Does the Energy Rating Affect Property Value?

The impact of energy ratings on property values in Mallorca is real but nuanced:

Price Premium for Higher Ratings

European-wide studies consistently show that properties with higher energy ratings command a price premium. Research by the EU Joint Research Centre found that moving from a G to a D rating can increase a property’s value by 5–10%, while an A or B rating can add 10–20% compared to a G-rated equivalent. In Mallorca, the effect is somewhat muted because buyers — particularly international lifestyle buyers — often prioritise location, views, and character over energy efficiency. However, as energy costs rise and regulations tighten, the premium for efficient properties is growing.

Impact on Rental Income

For holiday rental properties, energy efficiency is increasingly important:

• Guest expectations: Modern travellers, particularly from northern Europe, increasingly check energy ratings when booking accommodation. A well-insulated property with good AC is a competitive advantage in Mallorca’s scorching summers.
• Running costs: An inefficient property costs more to heat in winter and cool in summer, reducing your net rental income. A villa that costs €400/month in electricity during July and August is significantly less profitable than one that costs €150/month.
• Future regulations: The EU’s Energy Performance of Buildings Directive (EPBD) is pushing member states towards mandatory minimum energy ratings for rental properties. While Spain has not yet implemented minimum standards for existing rentals, this is widely expected to come in the next few years. Properties that already meet these standards will be better positioned.

Mortgage Considerations

Some Spanish banks are beginning to offer preferential mortgage rates for energy-efficient properties (so-called “green mortgages”). While this is still a niche product, it is likely to become more mainstream, giving buyers of efficient properties a financing advantage.

How to Improve Your Property’s Energy Rating

If you own a Mallorca property with a poor energy rating — or are considering buying one with the intention of renovating — here are the most effective improvements, ranked by impact:

1. Install Double or Triple Glazing

Mallorca’s older properties typically have single-glazed aluminium windows that are extremely poor insulators. Replacing them with double-glazed PVC or aluminium-with-thermal-break windows is one of the most cost-effective upgrades. Typical cost: €300–€600 per window. Impact: Can improve the rating by 1–2 bands.

2. Add External Wall Insulation or Cavity Insulation

Many Mallorca properties have solid concrete block or stone walls with no insulation. Adding external insulation (ETICS/SATE system) or injecting cavity wall insulation dramatically reduces heat transfer. Typical cost: €40–€80/m² for external insulation. Impact: Can improve the rating by 1–3 bands.

3. Install a High-Efficiency Air Conditioning / Heat Pump System

Modern inverter-type air conditioning units (which also function as heat pumps for winter heating) are far more efficient than old split units or portable heaters. Look for systems with a SEER rating of 6 or above. Typical cost: €1,000–€3,000 per unit installed. Impact: Significant improvement if replacing old or no heating/cooling system.

4. Install Solar Photovoltaic Panels

Mallorca enjoys approximately 300 days of sunshine per year, making it ideal for solar energy. A rooftop solar PV system of 3–5 kWp can generate enough electricity to cover a significant portion of a household’s consumption, and any surplus can be fed back to the grid for credit. Typical cost: €4,000–€8,000 for a residential installation. Impact: Can improve the rating by 1–2 bands and dramatically reduce electricity bills.

5. Install Solar Thermal Panels for Hot Water

Solar thermal panels are highly effective in Mallorca’s climate and can provide 60–80% of a household’s hot water needs year-round. Typical cost: €2,000–€4,000 installed. Impact: Moderate improvement in the energy rating.

6. Improve Roof Insulation

Heat rises, and in Mallorca’s summer, the sun bakes flat roofs to extreme temperatures. Adding insulation to the roof (either internally or externally) reduces both heating and cooling costs. Typical cost: €20–€50/m². Impact: Can improve the rating by 1 band.

Government Grants and Incentives

The Spanish government and the Balearic Government periodically offer grants for energy efficiency improvements, particularly through EU-funded Next Generation programmes. These can cover 20–40% of renovation costs in some cases. Check with your local ayuntamiento (council) or a qualified technician for current availability. The grants change annually and have specific application windows.

Penalties for Not Having an Energy Certificate

The penalties for selling or advertising a property without a valid energy certificate are significant:

• Minor infringement (not displaying the rating in advertisements): fines of €300 – €600
• Serious infringement (selling or renting without a certificate): fines of €601 – €1,000
• Very serious infringement (falsifying or manipulating the certificate): fines of €1,001 – €6,000

In practice, enforcement has been inconsistent, and you will still find properties listed without an energy rating on some portals. However, the notary will refuse to complete a sale without a valid certificate, so it is a requirement you cannot ultimately avoid.

Practical Tips for Buyers

If you are buying property in Mallorca, here is how to approach the energy certificate:

• Do not dismiss a G-rated property. Most older Mallorcan properties are G-rated. What matters is the potential for improvement and the cost of that improvement relative to the purchase price.
• Use the certificate’s recommendations. The detailed report includes specific suggestions for improving the rating. Ask the technician to estimate the cost of each improvement — this can be a useful negotiating tool with the seller.
• Factor energy costs into your budget. A G-rated villa will cost significantly more to run than a C-rated one. In Mallorca, where air conditioning is effectively mandatory from June to September, electricity bills for an inefficient property can be eye-watering.
• Check validity. Certificates are valid for 10 years from the date of registration. If the certificate is about to expire, the seller should renew it before completion.
• Consider future regulations. The EU trend is towards mandatory minimum ratings for rental and eventually sale properties. Buying a property that already has a reasonable rating (D or above) future-proofs your investment.

Summary

The energy certificate is a modest cost (€100–€250) and a minor administrative step, but it provides genuinely useful information about a property’s running costs and environmental impact. For buyers, it is a tool to understand what you are buying. For sellers, it is a legal requirement that must be in place before listing. And for rental investors, it is an increasingly important factor in both compliance and competitiveness.

In Mallorca’s sun-drenched climate, energy efficiency is not just about saving the planet — it is about keeping electricity bills under control in summer, staying warm in the surprisingly chilly winter months, and ensuring your property remains attractive to buyers and tenants as regulations tighten across Europe.