The EPC for Brussels
The EPC is mandatory for all existing housing located in the Brussels Capital Region upon its sale or lease.
By existing housing, the Brussels Capital Region means any residence for which the urban development permit was filed before 2 July 2008.
This duty concerns all residences with a surface area greater than 18 m2, and any office over 500 m2.
The EPC provides objective and standardised information, based on which potential purchasers or tenants can visualise the energy performance of the property advertised and compare it with that of other properties.
The EPC displays the energy performance of the property on a scale from A++ (very economical) to G (very high energy consumption). This energy performance is determined on the basis of the property’s energy characteristics, including surface areas, the degree of insulation for walls with energy leakages, the type of heating and energy used, the presence of solar panels etc.
EPC are valid for 10 years. Except in the case of modification of the energy characteristics of the property. In this case, you will need to have your EPC updated.
The owner must disclose the energy performance of their property when putting it on the market. They must mention it in their advertisement, otherwise they could receive an administrative fine.
Inspection prices
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Which EPC for which type of property? Brussels classification
In the Brussels Capital region, there are several models and classes of EPC.
The Individual Residence class for existing houses with an urban development permit from before 2 July 2008. This certificate is issued by a residential EPC certifier, such as Certinergie.
The Offices class for “older” office surface areas over 500 m². It is issued by a third-party certifier.
The New Building class for new buildings, i.e. properties for which the first urban development permit was filed after 1 July 2008.
This EPC is issued by Brussels Environment based on the EPC statement created by the EPC consultant who followed up on the project. See our “Brussels EPC advice” page
Property owner’s obligation: EPC Certificate Advertisement
To enable the potential tenant or purchaser to make a comparison between different residences, the property owner or their intermediary when selling or leasing a property, must:
In advertisements:
Announce (small announcements, signs, internet etc.), in all advertising the energy class (A++ to G)
Forward a copy of the EPC for Brussels to any potential purchasers or tenants on request and free of charge;
At the estate agent or the solicitor’s:
- In the sale agreement/official property sale deed
Ensure that the information related to the EPC for Brussels is present in the property transaction deed. The energy class (A++ to G), the number and the expiry date of the EPC must be included. The owner must forward the EPC to the new owner when the official deed is signed. In the event of a public sale, a copy of the EPC must be attached to the specifications. - In the leasing agreement
The owner must mention the energy class in the lease agreement. The tenant must state that they have received a copy of the EPC. On 1 January 2018, the Ordinance on the Regionalisation of Tenancy Agreements as of 27 July 2017 came into force. This stipulates that the landlord must provide the renter the energy performance certificate (Article 271 §1st) upfront or, at the very latest, upon signature of the lease agreement. - Fines
Possible punishment by imprisonment from 8 days to 12 months, and a fine of €25 to €25,000 EUR, or only one of the above if the EPC is not produced or the aforementioned advertising duties are not fulfilled.
Brussels Environment considers that no mention of the EPC of the unit in the advertisement regarding its sale or lease will deprive the potential beneficiary of this property of an objective basis upon which to compare the energy performance of properties. These energy characteristics have repercussions for a potential buyer or renter, regardless of the purchasing or rental price of this property or the potential cost of energy charges for this property.
For these reasons, inspections have been set up to ensure that the EPC data is present in the advertisements and that the EPC are handed over during the sale.
Get ready for our visit
Wherever possible, we advise that you supply the following documents in order to make our EPC certifier‘s job easier, and add value to your EPC. In this way, the score that your residence will receive could potentially be even better.
We would like to emphasise that these documents are useful, but not necessary for creating your Brussels EPC. The more elements you have, the better. If you do not have any, we will still endeavour to compile your energy performance certificate.
Important! EPC and CO-OWNED PROPERTIES in Brussels
Particular attention is required for Brussels EPC for existing flats in the Brussels region with a shared heating installation. Access to the shared technical areas is required and essential for us to be able to deliver the Brussels EPC to you. We thank you for taking the necessary steps with your building management, caretaker or agency so that our expert can access the heating installation.
List of supporting documents
A. DOCUMENTS ASSOCIATED WITH THE CONSTRUCTION OF AND/OR WORK ON THE PROPERTY
- Execution plans or documents: documents created during or at the end of a project (execution plans, detailed plans, project report, infiltrometer test, as-built plans and reception report). If you don’t have the plans available anymore you may be able to obtain a copy of these plans from the Urban Planning Department in the municipality where the property is located.
- The building specifications: Description of the building/renovation work at the time of the price request or purchase based on the plans.
- A sequence of the project photos: For example, for wall insulation, a representative photo taken while work was being performed.
- Subsidies application file: File regarding any regional bonus request for the renovation of the housing or for energy-saving work. The application file must be accompanied by evidence that the premium was awarded. For information purposes, a summary table shows all energy premiums for private individuals: www.environnement.brussels/PrimesEnergie.
- Invoices: Invoices from your builder related to installations or materials used during renovation work. To be considered, the invoices must always be accompanied by a description of the work performed (on the invoice or in an attached quote).
- The post-intervention file (DIU): To prevent occupational hazards during interventions performed on a property, the Royal Decree of 25 January 2001 requires that owners compile a post-intervention file. This file includes, in particular, the description of almost all work performed since 2001.
- EPC documents: These are documents describing the measures taken to comply with EPC requirements, for the purposes of EPC Works regulations. These EPC documents exist for works for which an urban planning permit was introduced after 2 July 2008.
B. TECHNICAL DOCUMENTATION
- Technical documentation: Technical documentation for products or systems installed, and also the technical information contained on the manufacturer’s websites. For this documentation to be taken into account, it must meet two conditions: – the technical information that it contains is specific to the product itself and not the product range. – The certifier must be able to ascertain that this product has been installed in your building. Example: the technical label from the packaging for insulation panels placed on the basement ceiling. The certifier must be able to see these and therefore be certain that they match the technical label by checking the type of insulation in question, as well as measuring its thickness.
C. DOCUMENTS ASSOCIATED WITH HEATING AND CREATED FOR THE PURPOSES OF EPC REGULATIONS CONCERNING HEATING
- Regular boiler inspection statement: Since 1 January 2011, the owner or co-owners’ association must have every boiler over 20 kW inspected every year for an oil boiler, and every three years for a gas boiler. They will then receive a periodic inspection statement*.
- Heating system acceptance statement: Since 1 January 2011, the owner or co-owners’ association must have an acceptance* of the heating system established during commissioning (after the installation or movement of a boiler, replacement of the boiler body or burner). They will then receive a heating system acceptance statement.
- Diagnostic report: Since 1 January 2011, the owner or co-owners’ association must have a diagnosis* of all gas or oil boilers aged over 15 years performed. They will then receive a diagnostic report for the heating system.
D. DOCUMENTS RELATED TO DOMESTIC HOT WATER
- Thermographic audit: A report based on thermographic examination, enabling the presence of insulation to be identified, and non-insulated hot water pipes to be located.
E. DOCUMENTS RELATED TO SOLAR PANELS
- Statement of conformity for photovoltaic solar installations: Document issued by the BRUGEL regional regulator claiming the right to green certificates.
F. GENERAL DOCUMENTS
- General ownership documents: These include the official deed or the notification of cadastral income, in which the year of construction or urban planning permit and the cadastral parcel number can be found. Urban Planning Permit stamped by the municipal authorities.
G. DOCUMENTS RELATED TO A CO-OWNED PROPERTY
- Cogeneration installation certification statement: Document issued by the BRUGEL regional regulator or by an approved certifying body, showing the cogeneration’s main technical characteristics. Call for capital or breakdown of charges Document featuring the plot no. identifying the certified apartment within the co-owned property. Log book This groups together the technical description of the heating system elements, along with all statements and reports compiled for the purposes of EPC regulations for heating systems. In a co-owned property, ask the building management to provide you with one
When is a EPC required in the Brussels Capital region?
What are the precise transactions covered by the Brussels legislation?
Here is the list of precise situations targeted by the Brussels legislator
- Sale: Sale, sale with retention of usufruct, sale of an usufruct, sale of an undivided part, voluntary or involuntary/forced public sale (the cause of the sale), exchange, surface area, building lease/long lease
- Exceptions: Donation, raising capital, sharing, assignment of undivided rights, marriage contract, mortgage, servitude, expropriation
- Rental: main residence lease, life lease, lease termination, property leasing, surface area, building lease/long lease
- Exceptions: loan for use, short-term occupation;
- Scope of application: studio flat from 18 m2, flat, single-family home, block of flats, student housing, multi-family house, mixed property with housing function, chalet/lodge, holiday home, unsafe and uninhabitable building, building due for renovation, building with planning breaches, heavily damaged building, listed building, public building, new building. (more information below)
- Exceptions: Co-owned common area, caravan (without ground anchor), marquee, tent, barge/houseboat, ruins, structural work, office and service building, educational facility, hospital, hospitality building, industrial building, workshop, farm building, places of worship, building without heating devices.
What is the scope of application for EPC in Brussels?
Brussels regulations stipulate that each individual housing unit must possess a EPC.
A residence falls within the scope of application of EPC certification in Brussels if it meets the following 2 conditions:
- The property meets the definition of a EPC unit
- A EPC unit consists of a “set of premises within the same protected volume, designed or modified to be used separately, and which meets the definition of allocation. The protected volume is defined as being a volume of spaces in which energy is used, and in all cases, it always includes continuously or intermittently heated or cooled spaces, as well as spaces that are not directly heated or cooled, but which are not separated from heated or cooled spaces by an insulated wall. These spaces are considered to be indirectly heated or cooled by the transmission of heat coming from heated or cooled spaces.
- The EPC unit meets the definition of “individual residence” allocation. A EPC unit that is an “individual residence” allocation must meet the following 4 cumulative conditions
- Has a usable surface area (i.e. a “carpet” surface area) equal to 18 m² at least. Ordinance of 02/05/2013 regarding the Brussels Air, Climate and Energy Control Code, Article 2.1.1 2°) 2 Brussels-Capital Region Government Decree of 26 January 2017 establishing the necessary guidelines and criteria for calculating the energy performance of EPC units and regarding the amendment to various execution orders of the Ordinance of 02/05/2013 regarding the Brussels Air, Climate and Energy Control Code, Annex 2 PAGE 3 OF 8 – Limits of the scope of application of the EPC – 16/05/2019
- Having at least one private toilet (= to be used by the housing occupants only) or at least one connection point to sewage pipelines and a cold water supply in an area reserved for this use, or in a toilet cubicle, shower room or bathroom;
- Having a private bathroom/shower or at least one connection point to sewage pipelines and a cold water supply;
- Having a clean and private space intended for preparing meals (kitchen or kitchenette), having a sink and equipment enabling the cooking of food, i.e. at least one connection point to sewage pipelines, a cold water supply and electrical outlets for connecting household appliances or a gas supply.
A residence for sale or rent generally meets the legal definition of an “individual residence”.
However, a residence or housing that does not meet one or more of the above conditions does not fit the “individual residence” allocation and is, therefore, not within the scope of application.
How many energy performance certificates should be created?
The Brussels EPC certifier does not deal with urban planning breaches. For example, let us consider the case of a tenement building converted into a single-family home, or a multiple-family home converted into a tenement building, without an urban planning permit.
As the protocol requires, the certifier will create energy performance certificates based on a factual situation and will also certify individual residence EPC units, which they will determine on site.
If the property contains multiple individual residence EPC units in keeping with EPC, each individual residence EPC unit involved in the transaction must possess its own EPC.
Examples:
- In the case of a single-family home converted into a tenement building, with independent housing on each floor that meets the definition of an individual residence EPC unit, it will have as many energy performance certificates as there are housing units.
- In the case of a tenement building converted into a single-family home, i. e. the stairwell enables moving between the kitchen/living room/dining room space on the 1st floor and the bedroom and bathroom space on the 2nd floor, and not between different individual residence EPC units, only one EPC needs to be created
The Certinergie experience
Certinergie has a team of around ten certified EPC certifiers in Brussels. We cover all communities in Brussels and its outlying districts.
There is always a Certinergie EPC expert near you.
Certinergie was launched when the Law on the Brussels EPC came into force in 2011 and is the leader in this sector today, benefiting from 9 years of experience and thousands of certificates issued.
Certinergie is also an approved inspection body for electrical inspections. Please don’t hesitate to ask us to conduct a simultaneous electrical inspection in order to save not only money, but time as well.
Any questions?
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