Why Are Some Properties in Portugal Advertised for Sale Without an Energy Rating?
Seeing a Portuguese property listed online without an EPC (Energy Performance Certificate) rating?
This is a significant red flag and likely illegal under current Portuguese law, here's what you need to know before booking a viewing.
Section 1: The Legal Requirement
Since 2013, it is mandatory for almost all properties being sold or rented in Portugal to have a valid EPC (Certificado Energético de Edifícios or Certificado de Desempenho Energético).
The certificate must be:
Issued by a qualified, accredited expert
Displayed in all property advertisements, including online listings
Included in the promissory contract (Contrato-Promessa de Compra e Venda)
Section 2: Why You See Listings Without an EPC
There are several reasons why a property might be listed without this legally required certificate:
Non-Compliance/Oversight
The seller or agent may be trying to avoid the cost (€100-€250) or is unaware of the law. This is a risk for them, as they can face fines.
Very Specific Exemptions
A tiny number of properties might be exempt, such as:
Stand-alone buildings under 50 m²
Ruins (officially classified as such)
Properties used for less than 4 months per year (requires proof)
Protected historical monuments (with restrictions)
“Pre-EPC” Negotiation Tactic
Some sellers list without it to gauge interest, especially for older, low-rated properties (F or G), intending to get one only for a serious buyer. This is still illegal for advertising purposes.
Section 3: Crucial Implications for You as a Buyer
Legal Risk
You cannot legally complete the sale without an EPC. The notary (notário or conservador do registo predial) will require it for the final deed.
Hidden Costs & Issues
An older property without an EPC likely has very poor energy efficiency. The certificate will give it a rating from A+ (best) to F (worst).
A low rating means:
Very high utility bills
Potential need for costly renovations (insulation, windows, heating system) to meet future standards or qualify for certain grants
Bargaining Power
If you proceed, you can use the anticipated low rating and the cost of improvements as a negotiation point on the price.
Section 4: What You Should Do
Ask Immediately
Request the EPC directly from the seller/agent. If they don't have one, insist they get it before you proceed.
Verify Authenticity
You can check a certificate's validity on the ADENE portal using its unique number.
Be Wary
Consider a listing without an EPC as a sign of potential unprofessionalism or that the seller may be hiding a very poor rating.
Consult a Professional
If you're serious about a property like this, engage a local lawyer (advogado) or a reputable buyer's agent. They will ensure all legalities, including the EPC, are handled correctly.
Bottom Line:
Never proceed with a viewing or purchase based on an online listing that lacks an EPC. It's a fundamental legal document that protects you and informs you of the property's running costs and comfort level.
Related Resources:
Check out the Energy Risk Assessor to understand legal and financial implications of your dream home before you contact the agent, book a viewing or even buy a property.
Whether your dream property needs a full gut, rewiring or just a paint job, the Renovation Budget Planner gives you the:
· Renovation costs
· Completion timeline
· Recommended contingency
· Total project budget
Calculate your renovation costs →
The information in this Energy FAQs article is for educational purposes only and should not replace professional advice. Always consult with qualified property experts to determine what services, if any, are right for you.
