EU Energy Regulations 2030: Will Portugal, France, and Italy Follow Spain’s Mandatory EPC Requirements?
Spain just passed groundbreaking legislation:
All rental properties must achieve a minimum EPC rating of ‘E’ by 2030, rising to ‘D’ by 2033.
If you're considering property in Portugal, France, or Italy, you're probably wondering: are they next?
Here's what the regulatory landscape looks like across Southern Europe.
Section 1:
🇵🇹 Portugal vs. 🇪🇸 Spain - Current Status
Short answer:
No, Portugal does not currently have Spain's legislated path requiring mandatory minimum EPC ratings (‘E’ by 2030) for all existing homes.
Spain's New Law
Spain's Royal Decree-Law 8/2024 is one of the EU's most aggressive energy policies:
Removes previous exemptions for older properties
All rental properties must achieve minimum 'E' rating by January 1, 2030
Rating requirement rises to 'D' by 2033
Sales requirements phase in later
This is pioneering legislation within the EU.
Portugal's Current Position
EPC is mandatory for all property sales and rentals (since 2013)
No minimum rating requirement - you can legally own and occupy an ‘F’-rated property indefinitely
No renovation mandate for existing homeowners
What's Coming for Portugal
While not yet law, the direction is clear. The EU's revised Energy Performance of Buildings Directive (EPBD) requires all member states to:
Phase out worst-performing buildings
Set minimum energy performance standards (MEPS) for existing buildings
Achieve zero-emission building stock by 2050
Portugal must translate these EU goals into national law. This will inevitably mean future requirements to renovate the worst-performing homes (likely ‘F’ and ‘G’ ratings first), especially when sold or rented.
A timeline similar to Spain's (2030/2033) is a plausible future scenario, but it is not yet legislated.
Section 2:
🇫🇷 France’s Energy Rating Timeline
France is already well ahead on this path with clear, legally binding deadlines.
The DPE (Diagnostic de Performance Énergétique)
France's EPC is now classified as a caractéristique du logement (characteristic of the dwelling), making it legally enforceable - not just informational.
Rental Property Bans - Already in Force
France has implemented a phased schedule banning poorly rated properties from the rental market:
2023: G-rated properties banned from rental (affects ~1.5 million homes)
2025: F-rated properties banned
2028: E-rated properties banned
2034: D-rated properties banned
Properties must be renovated to meet minimum standards before they can be legally rented.
Impact on Property Sales
While not banned from sale, properties with very poor DPE ratings (called passoires thermiques or “thermal sieves” or “energy sieves”) must:
Display the rating prominently in all advertisements
May trigger mandatory renovation obligations for buyers within a set timeframe
Conclusion for France:
Yes, France is already following - and in some aspects exceeding - Spain's approach with enforceable timelines.
Section 3:
🇮🇹 Italy’s Current Approach
Italy's regulatory framework is currently less stringent and more incentive-focused, but EU compliance will force changes.
The APE (Attestato di Prestazione Energetica)
Italy's EPC is mandatory for:
Property sales
Rentals
New construction
No Nationwide Minimum Standards (yet)
No national law currently bans sale or rental of low-rated properties
Some regions and municipalities have local regulations
Enforcement varies significantly by location
The Superbonus 110% Legacy
Italy's massive (now ended) tax incentive program drove voluntary renovations and rating improvements, but it was incentive-based rather than mandatory.
What’s Coming for Italy
Italy must comply with the revised EU EPBD. This will require:
Introduction of minimum energy performance standards
Likely starting with worst-performing buildings when sold or rented
Legislation similar to Spain's is expected in coming years, but the political and fiscal roadmap is still being defined
Section 4:
What This Means for Buyers
If You’re Buying in Portugal
While you can legally purchase an F-rated property today, consider the risks:
Long-term value risk: Properties with poor ratings will become harder to sell as regulations tighten
Rental restrictions: Future laws will likely ban or restrict rental of poorly rated properties (following France and Spain's model)
Renovation costs: Upgrading from F to E or D can cost €15,000-€40,000+ depending on property size and required improvements
Timeline pressure: Major renovations to achieve mid-level ratings will likely become financially necessary within this decade
If You’re Buying in France
The regulatory path is already clear and legally binding. Budget for:
Immediate renovation if the property is G or F-rated and you plan to rent
Future renovation costs if it's E or D-rated (depending on your timeline)
Reduced resale value for unrenovated properties with poor DPE ratings
If You’re Buying in Italy
Current flexibility exists, but:
Check local/regional regulations (they vary significantly)
Anticipate national legislation within 2-4 years
Factor renovation costs into your purchase price for poorly rated properties
Quick Reference:
EU energy rating requirements. This is the current minimum energy performance standards for existing properties in Spain, France, Portugal and Italy as of February 2026.
| Country | Mandatory | Key Legislation / Timeline | Trend & Future Outlook |
|---|---|---|---|
| Spain | YES (From 2030) | RD-L 8/2024: Minimum EPC “E” for rentals by 2030, “D” by 2033. | The new EU frontrunner. Law is passed and timelines are clear. |
| France | YES (Already in effect) | “Logements Indécents” law: G banned (2023), F (2025), E (2028), D (2034) for rentals. | The early adopter. Has the most advanced and strict timeline in place. |
| Portugal | NO (Not yet) | EPC required for sale and rental transactions only. No minimum rating to occupy. | Will have to follow the EU EPBD. Expect laws mandating renovation of F and G properties, likely at point of sale or rental, within the next 3 to 5 years. |
| Italy | NO (Not yet nationally) | Incentive-based approach (EcoBonus). No national bans currently in force. | Must comply with the EPBD. National minimum standards are inevitable, likely mirroring the EU’s phased approach. |
Bottom Line:
Portugal: Not yet legislated, but highly likely to follow Spain's path by 2030-2033
France: Already enforcing phased bans (2023-2034) - the most advanced timeline
Italy: Currently incentive-based, but EU compliance will force mandatory standards soon
For buyers: Low-rated properties are a financial risk across all four countries. Budget for significant renovation costs or factor reduced resale value into your purchase price.
This is fast-moving policy.
Consult a local legal expert specializing in real estate and energy regulations before making investment decisions.
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 you'll get the:
· Renovation costs
· Completion timeline
· Recommended contingency
· Total project budget
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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.
