Energy Certificate in Portugal: What Owners and Buyers Need to Know
Every house in Portugal now carries a letter. The question is what it means.
No home in Portugal can be advertised, sold or let without its energy class. The energy certificate in Portugal is issued under the national certification system, the SCE, managed by ADENE, the Portuguese energy agency. It rates a building from A+ to F and lists what could be done to improve it. For the owner of an old house, the letter can seem unkind to thick walls and tall rooms that have kept families comfortable for a century. This guide sets out the rules as they stand in October 2026, under Decreto-Lei 101-D/2020, what the certificate costs, and how to raise the class of a historic house without betraying it.
What the certificate is
The certificate is a short document registered on the SCE portal. It is issued by a qualified expert, the perito qualificado, who must visit the property. It states the energy class, describes the main elements of the building and how they perform, and recommends measures to reduce consumption and improve comfort. The classes run from A+, the most efficient, to F. Experts are listed by ADENE in a public search, and every certificate can be checked on the same portal.
Portugal has certified buildings since 2006. The current regime, Decreto-Lei 101-D/2020, has applied since 1 July 2021. It was amended in 2025 on a narrow point about fossil-fuel boilers; the rules on sales, lettings and advertising have not changed. A wider reform will follow the new European directive on the energy performance of buildings, but at the time of writing it has not been adopted in Portugal.
When you need it
The law requires a certificate when a building is sold, given in payment of a debt, let or transferred as a going concern. In practice it is needed earlier than the deed. The owner must hand the buyer a copy before the promissory contract is signed, the CPCV described in our guide to the promissory contract, and the original before the final contract. The certificate number is recorded in the deed.
Advertising is covered too. Every advertisement for a sale or a letting must show the energy class, and estate agencies must include it in all their listings. Property portals must refuse or remove advertisements that omit it. This is why a seller should commission the certificate before the house goes on the market, not after the first offer. Our guide to selling property in Portugal places it among the other documents.
There are exceptions. Gifts and inheritances do not require a certificate, nor do buildings in ruins, sales for total demolition confirmed by the municipality, detached single-family houses with a useful floor area of 50 m² or less, and places of worship. A lease of the owner's own home for less than four months is also exempt. The exception must be stated in the advertisement and proved at the deed: a ruin, for example, needs a declaration from an expert or from the municipality.
Validity, cost and penalties
A certificate for a home is valid for ten years. Its price has two parts. The expert's fee is free and varies with the size and complexity of the house, so it is worth asking for several quotes. The registration fee is set by the State: Portaria 138-H/2021 fixed it at 28 euros for a studio or one-bedroom home, rising to 65 euros for six bedrooms or more, plus VAT, with an annual update for inflation.
Failing to comply is an administrative offence. Fines range from 250 to 3,740 euros for individuals and from 2,500 to 44,890 euros for companies.
A low letter is not a verdict on the house. It is a list of work.
Old houses and classified buildings
Stone or rubble walls, single glazing, high ceilings and old roofs often earn a modest class. The calculation measures heat lost and energy used; it does not measure the thermal mass of a wall a metre thick, or the habits of a house built to be shuttered in summer. Buyers of old houses should read the letter as a starting point and look first at the recommendations, which are the useful part of the document.
Classified buildings are treated with care. When they undergo works, the law exempts them from the minimum energy requirements, unless those requirements are found compatible with the protection of the building. This exemption concerns works, not sales: a classified house that is sold or let still needs its certificate. Our article on buying a classified property explains what classification entails.
Raising the class without betraying the house
The best improvements are often the least visible. Insulating the roof is usually the first step, because a roof can be opened without touching a façade. Original timber windows can be repaired, draught-proofed and fitted with discreet secondary glazing on the inside, or replaced by new timber frames with slim double glazing, instead of the aluminium or PVC that disfigures so many old fronts. Interior shutters, where they survive, deserve to be restored.
Walls need more thought. Old masonry needs to breathe: cement renders and impermeable insulation can trap moisture. Lime plasters and breathable systems, including expanded cork board, a Portuguese material, respect the way these walls work. Efficient heat pumps for heating and hot water can raise the class without changing the architecture. Each project is particular; our guide to restoring an old house goes further, and the expert's recommendations should be read with an architect who knows historic buildings.
Incentives in 2026
Municipalities may cut the IMI rate by up to 25% for five years for buildings rated A or above, or that rise at least two classes after works (Estatuto dos Benefícios Fiscais, article 44-B); each municipal assembly decides whether to apply it. Buildings over thirty years old or in an urban rehabilitation area can benefit from IMI and IMT exemptions when rehabilitated, under article 45 of the same statute. The Fundo Ambiental runs support programmes for home energy efficiency, such as E-Lar; their conditions and deadlines change, so check the notices open at the time. The SCE legislation page lists the rules in force. For the full cost of a purchase, see how much it costs to buy a house in Portugal.
If you are preparing a sale, Wiseguys Properties can coordinate the certificate together with the other documents, from the caderneta to the habitation licence. See an estate we are selling, Casal Riba Tejo, above the Tagus, or tell us about your property.
Frequently asked questions
Do you need an energy certificate to sell a house in Portugal?
Yes, except in specific cases such as ruins, sales for demolition or detached houses of 50 m² or less. A copy must be given to the buyer before the promissory contract.
How long does an energy certificate last?
Ten years for a home. A certificate can be updated during that period, but the update does not extend its validity.
How much does an energy certificate cost in Portugal?
The expert's fee, which is free, plus a registration fee set by Portaria 138-H/2021: from 28 euros for a one-bedroom home to 65 euros for six bedrooms or more, plus VAT, updated annually.
Who issues the certificate?
A qualified expert registered with ADENE, who must visit the property before issuing it.
Does an inherited house need a certificate?
Not for the inheritance itself, which is a free transfer. It will need one when the heirs sell or let it.
This article is general information and does not replace legal or tax advice. Sources: Decreto-Lei 101-D/2020 (articles 9, 18, 22, 23, 29, 32, 33 and 35), as amended by Decreto-Lei 11/2025; Portaria 138-H/2021; ADENE, Portal SCE; Estatuto dos Benefícios Fiscais, articles 44-B and 45; Fundo Ambiental. Photographs: Wiseguys Properties.
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