On 23 July 2026 Royal Decree 659/2025 comes into force, reforming the energy performance certificate previously governed by RD 390/2021. The three substantive changes: a public registry of accredited technicians that anyone can check before hiring, a wider set of qualifications allowed to issue the certificate, and a consolidated five-year validity for homes with a G label. If you sell or rent on the Costa del Sol, the obligation to hold the certificate doesn't change; what changes is how its quality is controlled.
What is the energy certificate and why is it mandatory?
It's the document that assigns the home a label from A (most efficient) to G (least efficient) and estimates its consumption and emissions. It has been mandatory since 2013 to sell or rent any property: without it you cannot legally advertise the home or complete the transaction, and its rating must appear in the listing itself. It is also the gateway to renovation grants and to certain tax deductions for efficiency improvements.
What exactly changes on 23 July?
| Change | What it involves |
|---|---|
| Public registry of technicians | An official list of accredited professionals you can check before hiring, to verify that whoever signs your certificate is qualified. |
| More qualifications allowed | The professional profiles able to issue certain certificates are widened, increasing the pool of technicians. |
| Validity of the G label | Consolidated at five years (against ten years for the other ratings), a reminder that a G is worth renewing sooner. |
Behind the registry lies a real problem the sector acknowledges: until now it was hard to check who was genuinely accredited, and cheap certificates issued without visiting the property proliferated. As Madrid's surveyors' college points out, identifying qualified technicians "will help open up the market" and build confidence in the document's rigour.
What does NOT change?
- It remains mandatory to sell or rent, and the label must appear in the listing.
- The general validity stays at ten years (five for a G).
- Penalties for not having it, or for advertising without it, remain in force, with fines that, depending on the region, range from a few hundred to several thousand euros.
- A valid certificate issued before 23 July remains valid until it expires.
How does it affect you if you sell or rent on the Costa del Sol?
In practice, three situations. If you're putting your home up for sale or rent in Marbella, Estepona or Benalmádena, you need the certificate before publishing the listing: it isn't a last-minute step for the signing. If your certificate is already almost ten years old, it's a good time to renew it and, while you're at it, check whether a small improvement raises the rating. And if your home has a G, keep that five-year validity in mind and weigh up whether an efficiency refurbishment pays off — it can also unlock tax deductions.
A useful note for the buyer: the energy label increasingly influences both price and how quickly a home sells. A good rating is a genuine selling point, especially for the international buyer used to looking at consumption. To position your home against your municipality's market, our market report publishes median prices by area and euros per square metre, updated monthly.
Conclusion
The 23 July reform doesn't add a new obligation: it tidies up the market of who issues the certificate and rewards doing it properly. For the owner selling or renting, the message is simple: keep the certificate valid, hire a technician from the registry, and treat the label as what it is — a selling point, not just a piece of paper. At EVS Property Group we help you get all your paperwork in order before putting your home on the market.
Frequently asked questions
Is the energy certificate still mandatory to sell or rent?
Yes. It has been since 2013 and the 2026 reform doesn't change that: without a valid certificate you cannot advertise or complete the transaction, and the rating must appear in the listing.
How long does the energy certificate last?
Ten years generally and five years for homes with a G label. A certificate issued before 23 July remains valid until it expires.
What happens if I sell without an energy certificate?
You risk fines that, depending on the region, range from a few hundred to several thousand euros, on top of being unable to advertise the home legally. It's a prior requirement, not a last-day formality.
