PENB energy certificate when selling a flat (2026): class G…

A property's energy label now affects its price, the mortgage terms and how quickly it sells. What are your obligations, what is changing because of the EU buildings directive, and which improvements pay for themselves?

When you sell or let a flat or house, you must show prospective buyers or tenants the energy performance certificate (průkaz energetické náročnosti budovy, PENB) before the contract is signed, and you must state the energy class in your advertising. A property in class G does not automatically lose value, but buyers will factor in higher energy costs and future renovation into the price they offer. Some banks also offer a lower interest rate if you provide a certificate showing class A or B. How much the price is affected therefore depends mainly on the location, the condition of the building and whether you have a credible renovation plan ready.

When a PENB is required for a sale or letting

The obligation comes from Section 7a of Act No. 406/2000 Coll., on Energy Management (zákon o hospodaření energií). When selling or letting, the owner of a building or flat must show the certificate to prospective buyers or tenants before the contract is concluded. The owner must then hand it over to the buyer or tenant no later than the signing. The energy class must also be stated in advertisements and other promotional materials. If an estate agency is handling the sale or letting, you must give it the graphic part of the certificate.

For a flat in an apartment building, the certificate is prepared for the whole building, so you will usually obtain it from the owners' association (společenství vlastníků) or the building manager. If the building has no certificate, the law allows you to use the bills for electricity, gas and heating for the last three years instead. In that case, however, advertisements must state the worst class, G, even if actual consumption may be better. It is therefore worth getting a certificate. A certificate is valid for ten years from the date it was issued, but only until the building undergoes a major alteration or the heating system is changed. Anyone who fails to meet these obligations risks a fine imposed in administrative proceedings.

The law also provides for exemptions. They include, for example, buildings with a total energy reference area of up to 50 m², buildings used for family recreation for only part of the year and, in certain cases, listed buildings (kulturní památky) where compliance would significantly alter their character. The exemption for listed buildings is important for historic villas and apartment buildings. Even so, we recommend having a certificate prepared voluntarily. It gives both the buyer and the bank a clear picture of the actual running costs.

How the energy class affects price and buyer interest

There is not yet a reliable, independent Czech study that measures the effect of the energy label on price. Estimates published by property and valuation websites vary considerably. The only points they agree on are that the effect is usually stronger for family houses than for flats, and that an attractive location can largely offset a poorer class. A class G flat in a historic building in central Prague may cost more than a new class B flat on the outskirts of the city.

Class G will, however, almost always weaken your negotiating position. Buyers will calculate higher heating advances and estimate the cost of insulation, new windows or a new heating source. They will also consider whether the property will be just as easy to sell in ten years' time. A seller who has an up-to-date certificate, energy bills and a project or budget for improvements is usually better placed to resist price reductions than one who has nothing to show.

Green mortgages and better rates

Banks reward energy-efficient homes. From 3 August 2026, ČSOB offers a discount of 0.2 percentage points for a PENB showing class A or B, down from 0.3 points previously. Komerční banka makes a class A or B certificate one of the conditions for its lowest rate. Other banks offer similar discounts, usually of a few tenths of a percentage point. Always check the amount and conditions directly with the bank when you apply, as they change.

For buyers, this means a better class pays off not only through lower energy bills but also through lower mortgage repayments. If you plan to buy an older house and renovate it straight away, ask the bank whether it will grant the discount based on a certificate prepared for the planned post-renovation condition. Some banks allow this.

The EU buildings directive: what lies ahead for older buildings

EU Directive 2024/1275 on the energy performance of buildings (EPBD) was due to be transposed into national law by 29 May 2026. The Czech Republic missed the deadline. The Ministry of Industry and Trade published a draft amendment to the Energy Management Act on 23 September 2026, and the consultation process runs until 20 October 2026. According to the ministry, the amendment does not require owners of flats and family houses to carry out blanket renovations. It provides for a voluntary renovation passport and an expansion of the public Building Energy Performance Database.

The directive requires member states to reduce the average primary energy consumption of residential buildings by 16% by 2030 and by 20–22% by 2035, with at least 55% of the savings to come from the worst-performing buildings. Certificates will follow a new standardised template with a scale from A to G. Class A will be reserved for zero-emission buildings and class G for the least efficient buildings in the country. The exact class thresholds will only be set by implementing regulations. For now, therefore, the directive imposes nothing on individual owners, but the state will focus its support and attention precisely on the lowest classes. Please check the final wording of the amendment and its implications with a lawyer.

Improvements that usually pay off

The savings from individual measures depend on the specific building. Start, therefore, with an energy assessment or a renovation passport, which will establish the right order of steps. In practice, the following sequence usually pays off:

insulating the ceiling below an unheated loft or the roof, which tends to be inexpensive and pays back quickly
sealing or replacing windows and entrance doors; in historic buildings, often restoring the original windows
balancing the heating system, thermostatic valves and smart heating control
replacing an old boiler with a heat pump or connecting to district heating, if the building allows it
photovoltaic panels, ideally after reducing consumption, not instead of it
insulating the façade, which has the greatest effect on the class but is the most expensive and often impossible for listed buildings

Watch the order: a heat pump designed for an uninsulated house will be oversized once the house is insulated. The benefit is not just the class shown on the certificate. It also comes through lower running costs, better mortgage terms for a future buyer and a stronger position when negotiating the price.

Subsidies for 2026

The New Green Savings programme (Nová zelená úsporám) has changed significantly for 2026. Direct subsidies will go mainly to low-income households under the NZÚ Light programme, of up to CZK 400,000 for insulation. Other owners of family houses, owners' associations and housing cooperatives can use interest-free loans from banks and building savings banks, with the interest paid by the state. Applications are accepted from 25 June 2026 until the funds run out. An energy performance certificate or a renovation passport is generally required. Always check the current conditions with the State Environmental Fund (Státní fond životního prostředí).

An older villa or apartment building: how to work with a low class

For premium historic properties, class G tends to be the rule rather than the exception. Solid walls, high ceilings and original windows give a building its character but score poorly on the certificate. We recommend that sellers obtain an up-to-date certificate and attach the actual energy costs for recent years, which tend to be more favourable than the letter alone suggests. An estimate of the cost of sensible improvements that respect the building's architecture is also useful.

Buyers should take class G into account when making their offer. Before signing the contract, have an expert assess which improvements are technically feasible and permissible under heritage protection rules, and how much they will cost. For apartment buildings, also ask about the owners' association's plans and the state of the repair fund, as insulation or a new heating source concerns the whole building.

Frequently asked questions

Do I need a PENB if I am selling a flat in a building whose owners' association has no certificate? The law allows the certificate to be replaced with electricity, gas and heating bills for the last three years. In that case, however, advertisements must state the worst class, G, so it is advisable to ask the association to have a certificate prepared for the building.

Will the state require me to renovate a class G building because of the EU directive? According to the Ministry of Industry and Trade's draft amendment, no. The amendment does not impose blanket renovations on owners of flats and family houses; the state intends to achieve savings through support and voluntary instruments. The final wording, however, depends on the legislative process.

Is it worth renovating a property before selling to achieve a better class? Extensive works carried out shortly before a sale rarely pay for themselves. Low-cost measures, an up-to-date certificate and a ready renovation project can, however, strengthen your negotiating position. We recommend checking the legal and tax implications of the sale and renovation with a lawyer or tax adviser.

If you are selling or buying a property with a lower energy class, DALILE LIVING can help you prepare the sale documentation, arrange the certificate and estimate the scope and cost of renovation.