In the past, the first stop during a home tour was often the living room, the garden, or the newly renovated bathroom. Today, we’re seeing something different more and more often: Many prospective buyers immediately think of the basement. That’s where one of the most important questions of the entire home-buying process arises for them: What kind of heating system is installed, and what costs will I face after the purchase?
The Building Energy Act( GEG) has caused uncertainty among many buyers and sellers. Especially with older homes, energy-related issues are now being addressed very specifically. Buyers ask for the energy performance certificate, the year the heating system was installed, any potential renovation obligations, and realistic modernization costs.
For owners, this means that being well-prepared when putting a home on the market can help address many uncertainties right away.
Typical questions buyers ask during a viewing include:
- What is the house’s energy efficiency class?
- Is there a valid energy performance certificate?
- How old is the heating system?
- Will the heating system need to be replaced after the purchase?
- What renovations are realistic in the coming years?
- What additional costs should be factored in besides the purchase price?
These questions, in particular, often determine whether a prospective buyer gains confidence or is already mentally preparing to walk away.
The Mandatory Check: The Energy Performance Certificate as a Property’s Calling Card
The energy performance certificate is one of the most important mandatory documents when selling a property. It indicates a building’s energy performance and includes, among other things, information on the energy rating, the energy source, and the energy efficiency class.
When selling a property, the energy performance certificate should be available before the first showing. Real estate listings must include certain energy-related details, provided a valid energy performance certificate is available. During the showing, the certificate must be made available to prospective buyers. Missing or incorrect information may result in fines.
Two types are particularly important:
- Energy ConsumptionCertificate: based on actual energy consumption over the past few years
- Demand certificate: based on a technical calculation of the building envelope, heating system, and energy performance
Which type is required depends, among other things, on the building’s age, the number of residential units, and the energy efficiency standard. Particularly for older single-family and two-family homes, it is often necessary to carefully verify whether a demand certificate is required.
Just recently, a homeowner called our office in a complete panic. He had listed his house privately and received the first inquiries within just a few hours. The prospective buyers wanted to see the energy performance certificate right away. The homeowner didn’t have one and didn’t know what information actually needed to be included in the listing. Suddenly, the focus shifted from the beautiful property to a missing required document.
We quickly sorted out the situation, compiled the necessary building data, and used our network to arrange for the energy performance certificate to be issued. Within a short time, the marketing process was back on track.
Before putting a property on the market, owners should therefore check:
- Is there a valid energy performance certificate?
- Is it an energy consumption certificate or an energy demand certificate?
- Are the details regarding the energy efficiency class correct?
- Are the energy sources and heating type listed correctly?
- Is the required energy information for the listing complete?
- Does the certificate include any recommendations for modernization?
A well-prepared energy certificate serves as an initial sign of trust for buyers. It shows that the sale has been professionally prepared.
The Big Question Buyers Ask: When Does the Heating System Need to Be Replaced?
Hardly any other topic causes as many misunderstandings during a home tour as the heating system. Many prospective buyers have read somewhere that old heating systems must be replaced and apply this information across the board to every older home.
The reality is more nuanced. The well-known 30-year replacement requirement primarily applies to certain older constant-temperature boilers. In many cases, low-temperature boilers and condensing boilers, among others, are exempt. Capacity, usage, and ownership history can also play a role. When there’s a change in ownership, certain deadlines may also become relevant for buyers.
The following information is therefore particularly important for the inspection:
- Year the heating system was installed
- Type of boiler
- Energy source, such as gas, oil, district heating, or a heat pump
- Maintenance status
- Latest inspection report from the chimney sweep
- Replacement requirement under the GEG
- Possible transition periods in the event of a change in ownership
- Realistic modernization costs
A classic case from our sales practice: A charming 1970s suburban home came on the market. The basement housed an oil-fired heating system from 1998. During the open house, several prospective buyers immediately assumed they would have to replace this system right after the purchase at a cost in the high five-figure range.
The mood shifted noticeably. They liked the house, the location was right, and the floor plan was ideal for a family. Nevertheless, the conversation suddenly revolved entirely around fears of renovation costs.
The key here was providing precise context. We had checked the year of construction, the boiler type, and the documentation for the heating system in advance. This allowed us to explain that the heating system didn’t necessarily need to be replaced immediately. It wasn’t the type of boiler the prospective buyers feared. A vague concern was transformed into concrete, contextual information.
It’s precisely moments like these that can solidify a sale. Buyers need reliable facts.
Owners should have the following ready before the sale begins:
- The heater’s nameplate or data sheet
- Maintenance records
- Chimney sweep reports
- Year of manufacture and manufacturer’s specifications
- Information on any upgrades already completed
- Information on potential subsidy programs
- Realistic assessment of the remaining useful life
Preparing this data prevents speculation. And during inspections, speculation often ends up costing more than facts.
When you’re well-prepared, the sale goes more smoothly
Energy-related issues are now an integral part of real estate sales. The energy performance certificate, the Building Energy Act, the heating system, and potential renovation costs are key considerations for many buyers. If you wait until the showing to address these questions, you’ll quickly find yourself on the defensive.
A professionally prepared sale therefore begins with a thorough fact-check:
- valid energy performance certificate
- Complete heating system documentation
- realistic assessment of potential replacement requirements
- transparent presentation of energy-related weaknesses
- Comprehensible assessment of modernization needs
- Clear communication in the property listing and during the showing
In our experience, we’ve seen time and again that buyers can handle the need for renovations if it’s explained clearly and put into realistic context. Uncertainty arises primarily when information is lacking.
Are you unsure what the Heating Act means for your home’s value, or do you need help obtaining the appropriate energy performance certificate? Let us evaluate your property with no obligation—including an energy fact check, an initial assessment of modernization needs, and clear preparation for the property tour.
