Updated: May 2026 — the answer in 60 seconds

The demand-based certificate (Bedarfsausweis) is mandatory for residential buildings with a building permit before November 1, 1977 and fewer than five dwellings, unless they have been refurbished to the energy level of the WSV 1977 standard (Wärmeschutzverordnung 1977). For all other residential buildings there is a right of choice between a demand-based certificate and a consumption-based certificate (Verbrauchsausweis). In terms of content, the demand-based certificate provides more meaningful data — it reflects the building physics, not the user behaviour. For sale, rental and leasing the certificate must be presented; mandatory disclosures are often missing in listings and lead to fines.

What is in an energy certificate?

An energy certificate is a standardized document under the GEG (German Building Energy Act) and contains the following mandatory information:

Energy efficiency class (A+ to H, comparable with the EU energy label for household appliances)
Final energy demand in kWh/(m²·a) — the energy that the building requires at the heating system
Primary energy demand in kWh/(m²·a) — including upstream energy processes and evaluation of the energy sources
CO₂ emissions in kg/(m²·a)
Share of renewable energies in total energy consumption
Calculation method: demand- or consumption-based certificate
Modernization recommendations by the issuer
Mandatory disclosures about the issuer, date and validity

The certificate is valid for ten years. After substantial changes to the building (e.g. after a refurbishment) it should be renewed, otherwise it no longer reflects the real condition.

Demand-based certificate — calculation & logic

The demand-based certificate calculates the theoretical energy demand of a building on the basis of its component quality. The calculation includes:

U-values of external walls, roofs, windows and floor slab
Thermal bridges
Airtightness of the envelope
Building services (efficiency of the heating system, heat generation, hot water preparation)
Usage profile based on standardized assumptions

The demand-based certificate is independent of the actual heating behaviour of the occupants. That is its greatest advantage: two identical buildings have the same demand-based certificate, regardless of whether the occupants heat to 24 °C or 18 °C.

The demand-based certificate captures the building physics and is therefore the better indicator of the quality and improvement potential of a building. Disadvantage: more elaborate to produce — an on-site survey by a qualified issuer is required. In return the results are precise and comparable.

In the modernization recommendations, the demand-based certificate provides concrete guidance: which components have the greatest leverage? Which building services are worthwhile? This makes the demand-based certificate often the first step before a planned refurbishment.

Consumption-based certificate — calculation & logic

The consumption-based certificate is based on the actual consumption data of the last three billing periods — i.e. heating cost statements, gas bills or oil orders. It does not capture the quality of the building, but what the occupants have actually consumed over three years.

The calculation includes: - Consumption data from the last three billing periods - Climatic adjustment for the location - Share of heating and hot water in total consumption - Habitable floor area

The consumption-based certificate is heavily dependent on user behaviour. Someone who heats little or is often travelling has a low consumption — regardless of how good or bad the building really is. Someone who heats the house constantly to 24 °C and opens the windows at night has a high consumption — even in an objectively good building.

Advantage: quick and cheap to produce, because no extensive on-site survey is required. Disadvantage: little informative value about the building quality. Buyers and investors know this and evaluate the consumption-based certificate critically.

Mandatory: when which one is required

There is an obligation for a demand-based certificate in the following cases:

Residential buildings with a building permit before November 1, 1977 AND fewer than five dwellings, unless they have subsequently been refurbished to the energy level of the WSV 1977 standard (Wärmeschutzverordnung 1977).
New builds: For a new build, the demand-based certificate is automatically created as part of the energy performance proof — another calculation method is not possible here.
Non-residential buildings (practices, offices, commercial): often demand-based certificate mandatory, depending on building type and size.

There is a right of choice in all other cases — i.e. for residential buildings with a building permit after November 1, 1977 or for multi-family houses (≥5 dwellings). The owner can freely choose between demand- and consumption-based certificate.

Caution, quick-issue providers: online providers advertise "energy certificate in 24 hours". For pure consumption-based certificates this is technically possible — for demand-based certificates it is legally only possible with an on-site appointment or at least with meaningful photo documentation. Anyone who issues a demand-based certificate without an on-site inspection risks defects in the document and therefore liability consequences for the issuer.

Decision matrix: which one is more meaningful?

| Situation | Recommendation | |---|---| | Sale of an older building | Demand-based certificate — more precise value, buyers take the property more seriously | | Rental in Munich | Check obligation first; demand-based certificate recommended for clarity | | Energetic refurbishment planned | Demand-based certificate — modernization recommendations valuable | | Pure ESG reporting | Demand-based certificate — comparable in terms of building physics | | Short marketing time, low costs | Consumption-based certificate (where permitted) | | Listed building or special case | Demand-based certificate with experienced expert | | Before purchasing a house | Request the seller's demand-based certificate, possibly own [pre-purchase consulting](/vor-kauf-beratung) |

Our recommendation in most cases: demand-based certificate. It costs a bit more but provides the robust value — and for buyers, investors and banks the demand-based certificate is the more meaningful document. For a planned refurbishment it is useful anyway, because it lays the foundation for the later energy assessment.

What does each certificate cost?

Costs vary with building size, complexity and region. Rough orientation for a single-family house in Upper Bavaria:

Consumption-based certificate single-family house: experience shows approx. 150 € – 400 € incl. VAT
Demand-based certificate single-family house: experience shows approx. 350 € – 800 € incl. VAT
Demand-based certificate multi-family house: significantly higher depending on size and complexity

Current price ranges and project-specific offers can be found on the [energy certificate page](/energieausweis).

Combination discount: Anyone commissioning an [individual renovation roadmap](/sanierungsfahrplan) often receives a combination discount for the demand-based certificate produced in parallel. Experience shows this is economically the smartest option if a refurbishment strategy is on the agenda anyway.

Who is allowed to issue energy certificates?

The GEG (German Building Energy Act) defines who is allowed to issue energy certificates with legal certainty. Eligible are:

Architects and civil engineers with appropriate additional qualification
Energy consultants with verified qualification (e.g. building energy consultant HWK)
Master craftsmen in specific trades with additional qualification
Persons with a university degree in relevant technical programmes plus further training

For eligible consulting services (BAFA energy consulting, KfW construction supervision, BzA/BnD as part of KfW 261), an additional entry on the dena expert list for federal funding is required. At enbe we are listed there — we issue energy certificates as part of our consulting services.

Common mistakes

1. Consumption-based certificate when a demand-based certificate is required. Anyone presenting a consumption-based certificate despite the obligation for a demand-based certificate risks an administrative offence. This is increasingly being monitored in Bavaria.

2. Online quick issue without an on-site appointment. Legally problematic for demand-based certificates — the document is only as good as the underlying survey of the components.

3. Missing modernization recommendations. These are a mandatory component under the GEG. If they are missing, the certificate is formally defective.

4. Certificate older than ten years. Validity ends after ten years. An expired certificate does not fulfil the obligation for sale or rental.

5. Missing mandatory disclosures in listings. In real estate listings the energy efficiency class, final energy demand, main energy source of the heating, year of construction and type of certificate must be stated. Errors here are the most common source of warnings and fines.

Quick FAQ

How long is an energy certificate valid? Ten years from the date of issue. After substantial refurbishments it should be renewed.

What penalty is threatened without an energy certificate when selling? The GEG provides for fines that can reach a substantial amount — the specific level depends on the individual case.

What is the difference between energy class and final energy demand? The final energy demand in kWh/(m²·a) is the concrete numerical value. The energy class (A+ to H) is the qualitative grading based on the final energy demand.

Can I order an energy certificate online? Consumption-based certificates — usually yes, since it is pure number-crunching with consumption data. Demand-based certificates — only with a serious on-site survey or robust photo documentation. We recommend personal contact with the issuer.

Do I need an energy certificate if I inherit? In a pure inheritance case without sale there is no immediate obligation. As soon as the heir sells or rents out the property, a valid certificate is required.

Next step

Are you unsure which certificate is right for your property in Munich, the Five Lakes region, Upper Bavaria? We clarify this in a short phone call and produce the appropriate energy certificate as part of our consulting. More at [/energieausweis](/energieausweis) — combinable with [renovation roadmap](/sanierungsfahrplan) or [pre-purchase consulting](/vor-kauf-beratung). [Arrange an appointment](/kontakt) or call 089 / 215 484 720.

Demand- or consumption-based certificate? The decision matrix