Energy Performance Certificate When Selling a Property in 2026: When You Need It and Why You Should Not Leave It Until the Last Minute
An Energy Performance Certificate, known in Czech as PENB, is mandatory for the sale of most properties. The seller usually needs it already when preparing the listing, because the energy performance class should be stated in advertising and informational materials. At the latest, the certificate or a copy of it must be handed over to the buyer when signing the purchase agreement.
In practice, I recommend dealing with the PENB at the very beginning of the sale. Not only because of the legal obligation, but also because energy performance now affects how buyers perceive a property. In older houses, apartments in older buildings or recreational properties, a missing PENB can create unnecessary uncertainty.
What Is a PENB?
A PENB is a document describing the energy performance of a building or a defined part of a building. In simple terms, it shows how energy-demanding the standard operation of the property is.
People often call it an “energy label”, but the more accurate term is an Energy Performance Certificate. It includes a graphical section with the energy performance class and a more detailed protocol. The energy classes are presented similarly to household appliances, from more efficient to less efficient.
A PENB does not say exactly how much a specific owner will pay for energy. Actual consumption depends on how the property is used, the number of people living there, heating temperature, ventilation and energy prices. Nevertheless, it is important for buyers because it provides a comparable view of the technical and energy condition of the property.
When Is a PENB Mandatory for Sale?
A PENB is required mainly when selling a building or a defined part of a building. This typically includes the sale of a family house, apartment building, apartment, commercial unit or another separately assessed part of a building.
When selling a property, the seller is generally required to:
- obtain the certificate if the obligation applies to the property,
- present the certificate or a copy to a potential buyer before entering into contracts,
- hand over the certificate or a copy to the buyer no later than when signing the purchase agreement,
- ensure that the energy class is included in advertising and informational materials,
- provide the real estate agent with the graphical part of the certificate or a copy when selling through an agent.
This is especially important for public advertising. If an owner sells through a real estate agent and does not provide the PENB, the agent must follow statutory rules in the listing. This may result in the lowest energy class being stated, which can unnecessarily harm the property in the eyes of buyers.
When Is a PENB Mandatory for Rental?
A PENB does not apply only to sales. The obligation also applies to the rental of a building and, since 2016, to the rental of a defined part of a building, such as an apartment.
This means you may also encounter a PENB when renting out an apartment, house or commercial unit. From the owner’s point of view, however, rental is often a different situation from sale. In a sale, the certificate has greater significance because the buyer evaluates the long-term value of the property, future running costs and possible renovation investments.
If you are deciding between selling and renting, the PENB can be one of the documents to consider. A less energy-efficient property may be an argument for adjusting expectations in a sale, while in rental it may affect how easily a tenant is found and how energy advances are set.
When Is a PENB Not Required?
There are situations where the PENB obligation does not apply. This may typically include certain very small buildings, selected recreational buildings used only part of the year, some listed heritage buildings, or specific industrial, production and agricultural facilities.
A special rule applies to older buildings. In a sale or rental, a PENB does not have to be obtained if both parties agree to this in writing and the building was constructed, and the last major alteration of the completed building was carried out, before 1 January 1947.
However, I do not recommend using this exception automatically. In a sale, it is necessary to verify whether all conditions are met. It is not enough that the house is simply “old”. The date of the last major alteration and the written agreement of both parties are also important.
What If You Are Selling an Apartment and the PENB Is Held by the Owners’ Association?
With apartments, it is common that the PENB is not held directly by the apartment owner but by the owners’ association or building manager. The unit owner should request it in a demonstrable way.
If you are selling an apartment, it is reasonable to ask the owners’ association or manager for the PENB as soon as you decide to sell. I would not wait until a buyer is found. Obtaining the document can take time, especially if the certificate has not yet been prepared or if the building has undergone changes to heating, insulation, windows or hot water preparation.
If the unit owner does not receive the PENB from the owners’ association or manager after a written request, the law allows an alternative procedure using electricity, gas and heat supply bills for the unit for the previous three years. In practice, however, it is better to try to obtain the actual PENB because it is clearer and more professional for buyers.
How Long Is a PENB Valid?
A PENB is valid for 10 years from the date of issue. Its validity may end earlier if there is a major alteration to the completed building for which it was prepared, or a change in the method of heating, cooling or hot water preparation.
This is a frequent issue with houses after renovation. The owner may have an older PENB, but insulation, window replacement, a change of heating source or another intervention may have taken place in the meantime and affected energy performance. In such a situation, it is necessary to verify whether the original certificate is still usable.
When preparing a property for sale, I therefore check not only whether a PENB exists, but also its date, purpose, the condition of the building and any changes made after it was issued.
Who Can Prepare a PENB?
A PENB cannot be prepared by just anyone. It is prepared by an authorised energy specialist. The list of energy specialists is maintained by the Ministry of Industry and Trade.
The owner should provide documents relating to the property. Typically, project documentation, floor plans, information about structures, heating, hot water preparation, ventilation, possible cooling, insulation, windows and other technical systems are useful. Older houses may not have complete documentation, but a good energy specialist will know what needs to be supplemented.
Why Deal With the PENB Before Launching the Listing?
The biggest mistake is dealing with the PENB only once a serious buyer has been found. In a well-prepared sale, the basic documents should be ready in advance. Buyers today commonly consider not only price, location and layout, but also operating costs and future investments.
For a family house, the PENB may raise questions such as:
- what the heating source is,
- whether the house is insulated,
- what type of windows it has,
- whether modernisation will be needed,
- how the property will be viewed when applying for financing,
- how energy performance may affect price negotiations.
For apartments, the condition of the entire building matters. Buyers often ask about insulation, windows, the roof, heating, the repair fund and planned renovations. A PENB is not the only document, but it can help put this information into context.
Can a Poor Energy Class Reduce the Sale Price?
Yes, it can. It does not work mechanically, but energy performance is one of the factors buyers take into account. In an older, uninsulated house with demanding heating, a worse class may support pressure for a discount. Conversely, an energy-efficient property can be an advantage in marketing and negotiation.
However, when determining market value, I never assess the PENB in isolation. Location, technical condition, layout, land, legal status, demand in the area, competing listings and overall readiness for sale are also important.
In South Bohemia, for example around Jindřichův Hradec, Tábor or České Budějovice, the difference between an older house before renovation and a more efficient house after improvements can be very noticeable for buyers. In Prague or Central Bohemia, the combination of location, accessibility and running costs often plays a particularly important role.
What Penalties May Apply for Failing to Meet PENB Obligations?
Failure to meet PENB obligations may constitute an offence. Offences under the Energy Management Act are handled by the State Energy Inspection Authority. For selected breaches, fines can reach hundreds of thousands of Czech crowns, and in some more serious cases even higher amounts.
For an ordinary seller, however, another point is often more practically important: a missing or incorrectly handled PENB can complicate advertising, weaken buyer confidence, delay the contractual process or create unnecessary room for price negotiation.
That is why it is better not to treat the PENB as an administrative detail, but as part of safe preparation for sale.
Practical Steps for Owners Before Selling
If you are planning to sell an apartment, house or recreational property, I recommend the following steps:
- Verify whether the PENB obligation applies to the property.
- Find out whether a certificate already exists and whether it is still valid.
- For an apartment, ask the owners’ association or building manager for a copy of the PENB.
- For a house, check whether a major alteration or heating change has occurred since the PENB was issued.
- If the PENB is missing, order it from an authorised energy specialist.
- Add the energy class to the listing correctly and on time.
- Prepare the PENB as part of the documentation for the buyer and the contractual process.
This approach helps avoid unnecessary complications. In a property sale, first impressions and trust are often decisive. When the seller has the documents ready, the offer looks more professional.
PENB as Part of a Well-Prepared Property Sale
When selling a property, I discuss not only the price and advertising with owners, but also the documents that may affect the speed and safety of the whole transaction. The PENB is one of them.
A well-prepared sale is not just about attractive photographs. It is a combination of the right market valuation, technical and legal preparation, well-thought-out marketing, safe contract documentation and negotiation with buyers.
The PENB is one of the documents that helps the buyer better understand what they are buying. It also helps the seller reduce the risk of unpleasant questions, delays or doubts about the offer.
FAQ: Common Questions About PENB When Selling a Property
Do I Need a PENB When Selling an Apartment?
In most cases, yes. For an apartment, the PENB for the entire apartment building is usually used. The apartment owner should request it from the owners’ association or building manager. If it is not obtained, the law allows, under certain conditions, an alternative procedure using energy bills for the previous three years.
Do I Have to State the Energy Class in the Listing?
Yes, if the PENB obligation applies to the property. The energy class is stated in advertising and informational materials. When selling through a real estate agent, the seller must provide the agent with the graphical part of the certificate or a copy.
What Happens If I Do Not Provide the PENB to the Agent?
If the real estate agent does not receive the graphical part of the PENB, they must follow the law in advertising and informational materials. This may lead to the lowest classification class being stated, which may not reflect the actual condition of the property and can worsen its presentation.
How Long Is a PENB Valid?
Generally, it is valid for 10 years from the date of issue. Its validity ends earlier if there is a major alteration to the completed building or a change in heating, cooling or hot water preparation.
Do I Need a PENB for an Old House?
Often yes. An exception may apply to a building constructed before 1 January 1947, provided no later major alteration of the completed building has taken place and both parties agree in writing that the PENB will not be obtained. I recommend verifying this individually in every case.
Do I Need a PENB for a Cottage or Holiday Home?
It depends on the actual use and parameters of the building. Some recreational buildings used only part of the year may fall under an exception. However, it is not safe to rely solely on the general label “cottage” or “holiday home”. The actual legal and technical condition of the property matters.
Who Prepares a PENB?
A PENB is prepared by an authorised energy specialist. The list of energy specialists is maintained by the Ministry of Industry and Trade.
Can a PENB Affect the Sale Price?
It can, especially for houses and older properties with higher running costs. However, it is not the only factor. The price is determined by a combination of location, condition, layout, land, legal status, demand and competing listings on the market.
Are You Planning to Sell a Property?
If you are planning to sell an apartment, house, land with a building, recreational or investment property, I will be happy to help you verify whether you need a PENB, what other documents to prepare and how to set up the property for a safe and well-managed sale.
As real estate agent Jindřich Svačina, I handle property sales in South Bohemia, especially around Jindřichův Hradec, Tábor and České Budějovice, as well as in Prague, Vysočina and Central Bohemia. Get in touch for a sales consultation or a market valuation of your property.