New EPC certificate in Wallonia: what changes when buying or selling a property?

What is actually changing in the Walloon EPC certificate?

The reform concerns the content and format of the document, not the principle itself. The certificate is still issued by an accredited certifier and remains compulsory before any property is put up for sale or to let.

An indicative renovation plan to achieve an ‘A’ rating

This is the main change. The certificate now sets out the main energy-efficiency improvements that can be made, the order in which they could be carried out, and their expected impact on the rating. A property classified as ’E" is therefore no longer simply a letter: the buyer can see at a glance which elements (roof, walls, window frames, floors, technical installations) have the greatest impact on the result. The Union of Cities and Municipalities of Wallonia sets out the details of this new version in its analysis.

A cost estimate, but not for all properties

For certain categories of buildings, the assessment is accompanied by an indicative estimate of the cost of the works, presented as a range. For a detached house, the analysis covers the entire building. For a flat or a dwelling connected to communal facilities, the certificate does not provide a cost estimate, as part of the work depends on decisions taken at the level of the block of flats.

Photovoltaics: two labels instead of one

The certificate now distinguishes between the property’s actual energy label and the one it would achieve without taking into account the generation of renewable electricity. This provides a more accurate picture: it separates the building’s intrinsic performance from the contribution made by the solar panels. The document also specifies the proportion of renewable energy generated on-site and the CO₂ emissions associated with the use of the property.

What remains the same for sales staff

An important point that is often misunderstood: this new version does not alter the applicable rules. Valid certificates remain valid until their statutory expiry date. The requirements relating to the sale and letting of property, as well as the information to be included in property advertisements, remain unchanged.

In other words, there is no need to have a certificate that is still valid reissued. However, if you need to draw one up for an upcoming sale, you will automatically receive the new format, complete with the additional information it contains.

Sellers: prepare for the new certificate to be issued

The renovation process transforms an abstract figure into a clear plan of works. It presents an opportunity for the well-prepared seller, but poses a risk during negotiations for those who only discover their certificate on the day of the first viewing.

A property with character isn’t bought for its label alone, and anyone purchasing this sort of property has always factored some renovation work into their plans. But the focus is shifting. A renovation programme costing tens of thousands of euros, without anyone putting it into perspective, weighs heavily during a viewing. A well-reasoned analysis of the documents is far better than a simple «it’s old, that’s to be expected».

Should you renovate before selling, or sell as-is?

There is no single answer. Some improvements enhance the property’s appeal for a modest investment and pay for themselves through the sale price. Others, which are more costly, are rarely profitable for the seller and are of greater interest to the buyer, who will incorporate them into their own plans and financing arrangements. The decision depends on the property, the profile of the target buyer and the state of the local market.

This is precisely the sort of analysis we carry out as part of a pre-sale valuation. Our principle has always been the same: a fair valuation rather than an inflated one. An overvalued price, which the valuation report then contradicts during viewings, results in months of failed sales and, ultimately, a bigger discount than the one we were trying to avoid.

Buyers: a useful tool, provided you read it carefully

For a prospective buyer, the new certificate finally answers the question that inevitably followed the announcement of the label: what does this actually mean in practice?

A starting point, not a quote

The renovation plan and cost estimates are generated automatically by the certification software, based on the characteristics observed during the site visit. They provide a standardised overview that does not take into account your technical choices, the specific features of the property, or your project. As Belgian notaries point out, this document is no substitute for a technical survey or a contractor’s quotation. The Housing Audit remains the benchmark tool for a bespoke analysis.

Incorporating refurbishment into negotiations

A costed renovation plan provides an objective framework for discussing the price. It also allows you to prioritise: some works improve immediate comfort, others the energy rating, and others still the resale value. These three do not always overlap.

One element amongst many in a transaction

The EPC provides insight into one aspect of the property. It says nothing about town planning, easements, the property’s current occupancy status or its potential for value enhancement – factors which are just as important in a property transaction. For rural and character properties, these factors combine and require a holistic assessment.

For 100 years, Comptoir Foncier has been assisting owners and buyers with the brokerage and valuation of large-scale properties, including built, agricultural and forestry land. Over the last ten years, our work has covered more than 40,000 hectares.

Are you thinking of selling? Have your property valued by our specialists before putting it on the market, and receive a detailed valuation report, including an EPC certificate.