The Mandatory Energy Label
You legally cannot sell or hand over a house in the Netherlands without a definitive Energy Label.
The Fine
Failing to provide a definitive energy label at the time of transfer at the notary will result in an automatic fine of €435 for private sellers, and the sale could be delayed or jeopardized.
What is an Energy Label?
An Energy Label (Energielabel) shows how energy-efficient a home is, graded from A++++ (excellent, very sustainable, zero-on-the-meter) to G (very poor, high energy consumption).
In recent years, the energy label has become one of the most important factors for buyers. Houses with higher labels (A or B) sell much faster and for significantly more money because:
- Lower Bills: Monthly gas and electricity costs are drastically cheaper.
- Higher Mortgages: Buyers can legally borrow up to €50,000 extra on their mortgage for an A++++ house compared to an E/F/G label house.
- Interest Discounts: Many banks offer a "Sustainability Discount" on the interest rate (usually 0.1% to 0.2% cheaper) for A-labels.
How to obtain a Definitive label
As of 2021, you can no longer apply for a cheap energy label online. You must hire a certified energy advisor (EPA-W adviseur) to physically visit the property.
- Find an Advisor: You can search for certified advisors on energielabel.nl or ask your selling agent.
- The Inspection: The advisor visits your home for 1 to 2 hours. They measure insulation (roof, walls, floor), inspect the glazing (HR++, triple), and check the heating/ventilation systems (heat pumps, CV-ketels, solar panels).
- The Report: They calculate the exact energy performance in software and register the definitive label with the government database (EP-Online).
- The Cost: This usually costs between €300 and €400, depending on the size of the house.
When should I do this?
Do this before your house is listed on Funda. Funda requires the energy label to activate the listing properly. If you do not have a label when listing, your house will show up with a "Provisional" or missing label indicator, which turns away a massive percentage of potential buyers.