Guide: Energy Certificate – a Legal Obligation when Buying and Selling Real Estate in Croatia

More than just a sea view and attractive square footage, energy efficiency has become one of the most important factors when buying a property in Dalmatia. Whether you are selling, buying, or renting in Croatia, the energy certificate is an unavoidable legal document.

Although it sounds like just another tedious bureaucratic step, in this guide our team explains step by step what it actually means, who pays for it, and how it directly affects the value of your investment on the Croatian coast.

What actually is an energy certificate and what is needed to issue it?

Simply put, it is a sort of “ID card” for a building. It presents the energy properties of the property, data on technical systems, and classifies the property into an energy class on a scale from A+ (most efficient) to G (least efficient).

• Who issues the energy certificate: The document cannot be created by just anyone. It is issued exclusively by an authorized person for energy certification, meaning an authorized engineer who has the approval of the relevant Croatian Ministry of Physical Planning, Construction and State Assets. It is issued electronically, after a thorough energy audit.
• What is needed for the energy certificate: Depending on the property itself, you will have to collect and prepare the available project documentation. This includes architectural plans, data on surface areas, construction, installed materials, insulation, heating/cooling systems, and the use of renewable energy sources.

Don’t know where to start with the Croatian paperwork? Don’t worry, our team can recommend fast and authorized experts from our local network.

When is the certificate mandatory: Energy certificate for an apartment vs. a house?

When selling and renting to tourists

The Croatian Law on Energy Efficiency in Buildings is very strict and clear. Every property (or its part) larger than 50 m2 that is being sold must have a valid certificate (which normally lasts for 10 years) – and this must be before concluding the contract, and even before advertising it in the media!

Furthermore, it is important to emphasize that it is also a legal requirement for all landlords in Croatia, both those in long-term rentals and those engaged in tourist rentals. Exceptions are rare and mostly apply to detached buildings smaller than 50 m2.

Specifics: Energy certificate for old houses and historical buildings

The law also applies to older buildings. Therefore, an energy certificate for old houses (including those built before 1968) and authentic Dalmatian stone houses is also mandatory. Due to their age and lack of modern insulation, they often achieve a lower energy class.

Exceptions exist mostly for specially protected cultural assets, where energy renovation interventions would ruin their visual identity, but even in such cases, the status of the property must be checked separately. (Read more about the specifics of such objects in our article: The secret of successful renovation of old stone houses in Dalmatia).

Who pays for the issuance and what is the price of the certificate?

The answer is extremely simple: the seller (or landlord) of the property is always obliged to obtain this document and fully bears the costs of its issuance.

When it comes to the energy certificate price in Croatia, there is no single and fixed amount. The price depends on a number of parameters: square footage, the complexity of the building, and installed technical systems. It is not the same whether an energy certificate for an apartment of 60 square meters is being issued, or an energy certificate for a house, meaning a large luxury villa with a pool, where the energy audit itself is significantly more complex. Therefore, a quote for the calculation must always be requested separately for each property.

How to check if a building has an energy certificate?

As a buyer, you have the absolute right to request this document for inspection before signing a preliminary contract or agreement. If you are buying an apartment, you can also request the documents from the building’s co-owner representative.

Are you wondering how to check if a building has an energy certificate? The Croatian Ministry keeps a register of all issued documents. You can easily check the data online through the Information System of Energy Certificates (IEC), which is part of the national eNekretnine (eRealEstate) system.

When working with us, our team does the administrative and legal check of the validity of documentation, including checking energy classes, on your behalf.

How does the energy class affect the sales price of a property on the coast?

The energy certificate gives the buyer a very precise answer to the question of how much living in that property will actually cost. This is especially pronounced among foreign buyers (especially from the DACH region) who are extremely sensitive to energy and utility costs.

On the Croatian coast, a property must be warm in winter despite the strong “bura” wind, while in summer, air conditioning often runs for hours every day.

• High energy class (A, A+): Means quality thermal insulation, top-notch joinery, and modern heating/cooling systems. Such properties find a buyer much easier and faster and retain a higher price. A great example of such efficiency is our exclusive offer of new builds.
• Lower energy class (E, F, G): Automatically suggests to the buyer the need for serious future investments (such as installing new joinery or renovating the facade). Buyers often use this argument to legitimately demand a reduction in the purchase price.

To preserve the energy and market value of your investment even after the purchase, regular professional maintenance is essential. Learn more about it in our blog: Property maintenance in Dalmatia: What does professional Property Management include and how much does it cost.

Conclusion: Your sale with clean paperwork is in safe hands

The energy certificate is not just there to fulfill a legal norm and avoid high financial penalties from the Croatian State Inspectorate. It is a useful tool that gives the buyer security and allows for an informed decision, and for you as a seller, if you have a high class, it provides an argument for a higher property price.

With the Broker.hr agency, you do not have to worry about local bureaucracy. Our team thoroughly checks all technical documentation before we even include the property in our offer.

If you are selling, contact us for a valuation and our team will help you check the paperwork and prepare the documentation for the market. If you are buying, browse our verified offer and invest completely carefree!