What changed in July 2026 and what European regulations actually say about selling a property with a low energy rating in Benalmádena.
An energy performance certificate (EPC) has been mandatory for sales and lettings since 2013. The changes introduced this year warrant an explanation, whilst what remains unchanged requires urgent clarification: property owners are currently requesting renovation quotes based on misleading information.
What changed in July 2026
On 23 July 2026, the amendment to Royal Decree 390/2021—approved by Royal Decree 659/2025 and published a year prior—came into force. These updates do not affect the obligation to hold a certificate, but rather who may issue it.
- Centralised Administrative Register of Qualified Professionals: Any professional issuing a certificate must now be registered, following a formal statement of compliance submitted to the competent authority of their respective autonomous community.
- A broader range of professional qualifications authorised to sign certificates.
- Updated officially recognized procedures, incorporating revised versions of the certification process.
The stated aim is to enhance the reliability of the entire process.
A point frequently misstated: the validity of a G-rated certificate is five years, compared to ten for all other ratings. This is not a new rule for 2026; it stems from the 2021 legislation.
What Europe says about 2030
This is where the most widespread confusion lies, and it stems from more than just casual gossip. It has been reported by mainstream media and echoed in press releases from industry associations: that from 2030, it will no longer be possible to sell or let properties with an F or G rating, with the minimum threshold rising to D by 2033.
The European directive does not introduce a blanket ban on selling or letting residential properties based on an F or G rating. According to the European Commission, each member state adopts its own national trajectory to reduce average primary energy consumption across the overall residential housing stock by 16% by 2030, and by 20% to 22% by 2035.
The distinction is substantial: the obligation applies to the average of each nation’s housing stock as a whole, not to your individual home.
Minimum rating restrictions do exist, but only for non-residential property: offices, retail premises, and public buildings. In those sectors, member states are required to renovate the worst-performing 16% by 2030 and 26% by 2033.
Where the confusion originates: the initial draft of the directive did propose minimum letter thresholds for residential properties, but that version was not the one ultimately approved. The final 2024 text shifted the approach for residential stock long after the headlines had already taken hold. It is also worth considering who is promoting each interpretation: some of the most alarmist communications originate from sectors directly tied to building renovations and construction materials…
What Spain has yet to decide
This does not mean that Spanish regulations cannot introduce additional measures in the future. It simply means that no such automatic prohibition exists within the approved European directive.
The deadline to transpose the directive expired on 29 May 2026, and Spain fell short of 100% compliance. According to a report published by Green Building Council España on 22 May 2026, overall implementation stood at 60%, with the section governing energy performance certificates reaching 70%. Two nuances are worth noting: these figures place Spain ahead of most EU member states, and a significant portion of the fulfilled criteria had already been carried over from the 2018 directive.
The timetable, exemptions, and financial aid will be defined under Spanish law, but they do not yet exist. Anyone claiming to tell you with certainty what will be required of you in 2030 is purely speculating.
Why the letter still matters when selling or letting in Benalmádena
None of this means the certificate is irrelevant. It matters for market reasons, not because of a prospective legal ban.
The rating features prominently on listings and is seen by buyers or prospective tenants before they even make an enquiry. A low letter inevitably opens discussions around utility bills and often leads to price negotiations. Expenses that are not visible in photographs are examined further in The hidden costs of air conditioning.
Benalmádena presents its own distinct context: a considerable portion of the local property stock was built between the 1960s and 1990s, adhering to insulation standards predating current regulations. While the climate works in your favour—heating consumption remains low—cooling costs are becoming increasingly significant.
What to do now
- Check whether your certificate is still valid. Ten years, or five if rated G. You require a valid certificate to meet energy disclosure requirements when placing your property up for sale or to let.
- Engage a technician registered with the Centralised Administrative Register and ensure they inspect the property in person: a superficial data collection can result in a lower rating than your property actually deserves.
- Avoid renovating out of fear of 2030. Improving your home’s energy efficiency is always a sound decision, and seeking professional advice beforehand ensures maximum impact on heating and cooling savings. However, do not act out of fear or misinformation.
If you are planning to sell in Benalmádena and need an energy performance certificate, contact us on +34 661 41 01 38. We can connect you with several certified technicians offering the most competitive rates on the market.
