The energy label shows how energy-efficient a home is according to a standard calculation method. It helps you compare homes, but it does not predict how much energy you will actually use or how much you will pay each month.
So use the label rating as a starting point. Also check the information behind the label, the structural condition, the systems and whether any potential improvements are feasible.
First check whether the label is valid
When selling most homes, the seller must provide a valid energy label. There are statutory exceptions. Check the address in EP-Online, the national registration database. The label registered there is the official one.
Compare the registration with the document provided by the seller. Check:
- the full address and correct house number suffix;
- the label rating;
- the registration date;
- the date until which the label is valid;
- whether it is a final label.
In principle, an energy label is valid for ten years. However, even a valid label may no longer reflect the current situation. Solar panels may have been removed, window frames replaced or systems modified after the assessment. Conversely, improvements made after the registration date may not yet be included.
If you find discrepancies, ask exactly what has changed and which invoices, drawings or other supporting documents are available. A legal expiry date alone does not tell you enough about the home’s current condition.
You may encounter two types of label document
Since 29 May 2026, the energy label has had a redesigned format with more detailed information about insulation, systems and possible improvements. Labels registered before that date remain valid until their original expiry date and are not replaced automatically.
As a result, two homes with the same label rating may have different documents. Do not look only at the rating. Also check the registration date and the information included in that version of the label.
Review the information behind the label rating
The label rating is calculated using characteristics of the home. These include the insulation of the roof, façade, floor, windows and doors, as well as heating, hot water, ventilation, cooling, a heat pump and solar panels.
Check whether this information matches what you see during the viewing and what is stated in the sales documents. For example, check the type of home, year of construction, usable floor area, type of glazing, insulation and the brand and age of the systems.
Supporting evidence is important to an energy adviser. If there is no proof that part of the building has been insulated, a conservative standard value may have been used for the assessment, often based on the year of construction. A disappointing rating does not necessarily mean that no insulation is present. But you should not assume the most favourable scenario without evidence either.
If in doubt, ask for invoices, product information, renovation documents or photos of the work. If there are significant uncertainties, you may need an additional structural or building systems inspection.
Why the label does not predict your energy bill
The energy label assesses the home under standardised conditions. The calculation uses fixed assumptions about occupants, usage and climate, among other things. This allows homes to be compared in the same way.
Your actual energy use also depends heavily on how you live. For example, it matters how many people live in the home, which rooms you heat, how long you shower, how often you are at home and which indoor temperature you find comfortable. Plug-in appliances, electric cooking and an electric car also affect your bill, but are not included in the label rating. Your energy contract and current rates are not included either.
Recent annual energy statements from the seller can provide useful additional information. However, ask about the circumstances behind the figures:
- How many people lived there?
- Was the home occupied every day?
- Were all rooms heated?
- Are there solar panels, and how much electricity did they generate?
- Was an electric car charged at home?
Do not treat these figures as your future bill. For your own housing budget, calculate different scenarios based on your household, living habits and current energy prices.
Possible improvements are not yet an implementation plan
The redesigned label lists possible improvements. These are based on the recorded characteristics of the home and provide an initial direction. They are not a quotation, technical design or guarantee that the measure can be carried out responsibly in this home.
For insulation, for example, you need to consider available space, moisture, condensation, thermal bridges, draughtproofing and ventilation. For a heat pump, relevant factors include the insulation level, required capacity, available outdoor space, noise and the heat distribution system. Older homes and listed buildings may be subject to structural limitations or permit requirements.
For major measures, investigate:
- whether the measure is technically suitable for the home;
- which additional work is required;
- the remaining lifespan of existing systems;
- whether permission or a permit is required;
- the actual cost of the work;
- which measures need to be carried out first.
Have major investments assessed by an appropriate building expert, energy adviser, installer or contractor. Request quotations before including expected savings or sustainability costs in your offer.
When buying an apartment, you also need to investigate the VvE
The individual energy label does not tell you which measures you are allowed to carry out independently as an apartment owner. The roof, façade, window frames and shared systems may be wholly or partly communal.
You should therefore check the VvE: the deed of division, the regulations, recent meeting minutes, the long-term maintenance plan, the budget and the reserve fund. Check whether there are sustainability plans, studies, quotations or decisions and how these will be paid for.
A plan mentioned in the meeting minutes is not yet a final decision. A technically feasible measure may still be delayed if permission, financing or sufficient support within the VvE is lacking. Do not rely on announced relaxations of the decision-making rules: until the law changes, the existing rules in the law and the division documents continue to apply.
Consider the label, investments and financing together
The energy label may affect the mortgage calculation. There may also be options to finance energy-saving measures through the mortgage, NHG, a loan or a subsidy. The conditions and amounts change and depend on your income, the home’s value, the label, the chosen measures and the lender.
Before making an offer and determining your financing contingency, have an up-to-date calculation made of how much you can borrow, the associated monthly costs and which portion may only be used for energy-saving measures. Check subsidies and loans directly with the organisation administering the scheme.
A favourable label does not prove that a home is structurally sound or correctly priced. Nor does an unfavourable label necessarily mean you should walk away. It mainly calls for additional research into comfort, feasibility, future costs and financing. Only when you consider these factors alongside the purchase price will you know what the label means for your purchase.
