The EPC certificate must be available from the moment the property is put on the market, i.e. BEFORE the transaction is concluded.
In case of doubt about the type of deed, contact your notary or the consultation service of the Royal Federation of Belgian Notaries.
The intentions of a potential future buyer regarding the fate of the property do not affect the need to establish an EPC certificate. Even if the buyer wishes to demolish the dwelling or change its use, an EPC certificate will be required if the dwelling falls within the scope.
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A property falls within the scope of EPC certification if it meets the definition of an “EPC unit” with “individual dwelling” use.
An EPC unit is legally defined as a “set of premises within the same protected volume, designed or modified to be used separately and meeting the definition of a use“.
The protected volume
The protected volume corresponds to the volume of spaces in which energy is used. It includes heated or cooled spaces (continuously or intermittently) as well as unheated spaces not separated from heated spaces by an insulated wall.
The private character of the premises must be guaranteed by doors with functioning locks for all private rooms accessible from outside or common areas.
The partial or total absence of a heating system is not sufficient reason to exclude a property from the scope. In this case, the certification procedure uses default values.
The absence of doors with locks between the dwelling rooms and non-residential premises (e.g. a shop) does not compromise the private character of the dwelling rooms. If a dwelling is not separated from a non-residential unit by doors with functioning locks, it must still be certified.
An EPC unit with “individual dwelling” use must meet the following 4 cumulative conditions:
01
Usable floor area (carpet area) of at least 18 m²
02
At least one private toilet (for exclusive use of occupants) or connection point in a dedicated room
03
At least one private bathroom or shower room, or connection to pipework
04
Own private space with sink and equipment allowing cooking (electric or gas sockets)
Private use of these rooms must be guaranteed by one or more doors with functioning locks for all rooms accessible from outside or common areas. Neither dilapidation, unsanitary conditions, nor difficult access to a property determine the obligation to have an EPC certificate established.
Special cases
The EPC certificate allows dwellings to be compared with each other through a standardised calculation, independent of occupant behaviour.
From A (very efficient) to G (very energy-intensive), based on theoretical consumption in kWh/m²/yr
Expressed in primary energy (kWh/m²/yr), calculated on the basis of standardised conditions
Estimate of greenhouse gas emissions linked to energy consumption
Insulation characteristics (roof, walls, floors, glazing)
Performance of heating, hot water production and ventilation installations
List of renovation works to improve energy performance
Primary energy consumption in kWh/m²/yr
The EPC certificate consumption is calculated on the basis of identical usage conditions for all, which allows properties to be compared objectively. This theoretical consumption may differ from your actual consumption depending on:
Note : The EPC certificate indicates whether the dwelling meets these objectives and proposes a renovation scenario with the works to be carried out to achieve them.
Discover your energy class and recommendations for improvement
Each zone of the official certificate contains essential information. Discover how to read and interpret this document to better value your property.
Unique EPC certificate number and expiry date. The certificate is valid for 10 years but can be updated after energy renovation works.
Full address, property type (single-family house, apartment) and gross surface area in m². This zone precisely identifies the certified EPC unit and its validity (10 years).
An exterior photo of the building.
The official Brussels scale. From A (≤45 kWh/m²/yr) very efficient to G (>345 kWh/m²/yr) very energy-intensive. The certificate also indicates the 2020 PEB requirement level for new-build dwellings (class A).
Indication of the presence or absence of renewable energy production means: photovoltaic panels (HP), cogeneration (CHP), solar thermal. These installations reduce primary consumption.
The annual carbon footprint of the dwelling in kg CO₂/m²/yr. This environmental data indicates the climate impact of the property, from ‘little’ to ‘a lot’ of emissions.
Expressed in kWh/m²/yr (specific) and kWh/yr (total). This value represents theoretical consumption calculated according to standardised conditions, allowing objective comparison between properties.
The gross floor area corresponds to the total surface area of the building measured based on the external dimensions of the walls, including all covered spaces, whether habitable or not (cellars, attics, circulation areas, etc.).
The contact details of the approved certifier (existing building) or the EPC manager (new building). Their signature is mandatory and guarantees compliance with a very specific procedure.
Without documentation, the certifier applies penalising default values. For example, wall insulation without proof will be considered absent, which can drop your energy class by several levels.
The certifier is required to visit the dwelling to record all data influencing its energy performance.
Certain elements are observed visually by the certifier:
Non-visible elements require supporting evidence:
Unfavourable default values applied
Real data valued
Go through this list and gather as many documents as possible: the certifier will sort them.
General data
Construction/renovation works
Heating/DHW systems
Renewable energies
Other
In the absence of acceptable evidence, destructive analysis (e.g. making a hole to check the presence, type and thickness of insulation) is permitted if the owner agrees in writing.
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The certifier must rely on the “Heating EPC” regulation attestations to describe the heating system.
Every year (oil) or 2 years (gas)
After replacement or commissioning of a boiler
Every 5 years for type 2 systems
For co-ownerships, the logbook contains the technical sheets, maintenance sheets and periodic control attestations. These documents allow the certifier to establish an EPC certificate reflecting the actual energy reality of the apartment.
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In a co-ownership, collaboration between the property manager, co-owners and the EPC certifier is essential to obtain a certificate reflecting the actual energy reality of the property.
The EPC certifier must absolutely have access to the boiler room (if it exists) to establish the EPC certificate. Without this access, they cannot record the characteristics of the collective heating system, which severely penalises the certificate result.
Our advice: Prepare a complete EPC file with all documents relating to the boiler room. This way, you won’t have to travel for each certification or hand over the boiler room keys to the certifier. The file allows for faster and more accurate certification.
The property manager manages the common technical installations and keeps documents relating to works. They must gather these documents in a space accessible to co-owners and EPC certifiers.
Documents to gather to facilitate certifications:
No boiler room access or documents
With complete file
The Brussels EPC reform introduces an obligation for each co-ownership to appoint a unique EPC Expert. This expert will be responsible for:
Anticipate now: Preparing a complete EPC file will facilitate the transition to this new system and allow the appointed EPC Expert to work efficiently from day one.
Certinergie supports property managers and co-ownerships in their EPC compliance: compiling the reference file, coordinating certifications, preparing for the reform.
Property websites with dedicated EPC fields
Performance level scale recommended
Classified ads and paper media
Do you need to put a property up for sale or rent? Get your EPC certificate quickly.
Duration of validity of the EPC certificate in Brussels
After energy renovation works to reflect the improvements made to the dwelling.
The certificate no longer represents the current quality of the property after improvement works.
Tip: A new certificate after renovation can increase the value of your property and facilitate its sale or rental.
The Brussels-Capital Region has adopted an ambitious reform to achieve carbon neutrality of the building stock. Here are the main deadlines and obligations to anticipate.
56%
of GHG emissions in the BCR come from the building sector
27%
of Brussels households in energy poverty
55%
of dwellings in co-ownership (decision-making complexity)
Within 5 years of the reform coming into force, any holder of a real right over an EPC unit must have a valid EPC certificate, regardless of any transaction.
Performance obligation: The real right holder must meet the EPC requirements. In case of non-compliance, automatic administrative fines apply (€2.5 per kWh/yr of shortfall, minimum €125).
Homeowner Associations (VME) now have specific obligations under the reform:
Enhanced means obligation: The VME can be released from its liability by demonstrating due diligence and absence of fault, even if the EPC requirements are not met in the private lots.
Since sept. 2021
Ban on installing coal-fired generators
June 2025
Oil ban (except renewable liquid fuel)
January 2025
New construction: renewable heating mandatory (end of gas + oil)
January 2030
Major renovations: renewable heating mandatory
Derogations from EPC requirements may be granted for three reasons:
Technical reason
Technical obstacles preventing finding a solution to meet the requirement
Functional reason
Implementation affects stability, sanitation, safety standards or building operation
Economic reason
Disproportionate costs (>2x normal work costs, or >3x for oil replacement)
Important : A derogation granted for the 275 kWh/m²/yr objective (2033) does not release from the obligation to achieve 150 kWh/m²/yr (2045). The derogation request must be submitted no later than 1 year before the relevant deadline.
Recommended works to improve the energy performance of your property, ranked by order of impact on your EPC certificate.
These gains are average estimates. The actual impact depends on the specific characteristics of your property. A personalised energy audit allows these projections to be refined.
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When must I have the EPC certificate available?
The EPC certificate must be available from the moment the property is put on the market, i.e. BEFORE the transaction is concluded. To avoid publishing an advertisement in breach of regulations, it is best to act as early as possible.
How many EPC certificates must I have established?
Each individual dwelling EPC unit subject to a transaction must have its own EPC certificate. If the building contains several EPC units, there will be as many certificates as units.
Does the absence of heating exempt from the EPC?
No, the partial or total absence of a heating system is not a sufficient reason to exclude a property from the scope. The procedure uses default values.
What are the EPC objectives in Brussels?
By 2033, all dwellings must achieve a maximum of 275 kWh/m²/yr (class E). By 2045, the objective is set at 150 kWh/m²/yr (class C).
How can I improve my certificate result?
Gather as many documents (invoices, technical data sheets, subsidies) as possible before the visit. Documented information will in most cases have a positive impact on the result.
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