Updating Property Energy Audits

QUESTION: I had a complete set of energy reports completed for my house sale last year, but I am being recommended to have a new set after changes to the way less energy efficient houses are viewed. Can you explain why I need to get a new set?

ANSWER: It sounds as though your house may have been classed with an energy rating of F or G in the assessments that you had done. Last year, a new climate law was passed and, from 1 April 2023, an additional report called an energy audit (audit energétique) is required. The new legislation aims to reduce the number of houses on the market that the government brands ‘passoire énergétiques’ or energy sieves. These are properties which have been given a DPE rating (diagnostic de performance énergétique or energy performance certificate) in the two lowest bands, F and G.

There are two steps to the audit. To start with, you will need to make an appointment with a certified diagnostiqueur who will revisit your property with the person living in the property, and ask additional questions to those asked in the original DPE visit. These will include questions about whether you have had any work done to the property since the DPE assessment and, if so, if you got financial benefits from the government, e.g.: ECO PTZ, whether the property has access to a natural gas source, and so on. The diagnostiqueur will need a certain number of documents too, such as proof of utility consumption - electricity, water and gas - as well as heating usage. During the visit, the diagnostiqueur will also look at the location and orientation of the property, and write up a full description of each room in the property.

All this information is then used to work on six axes to improve the property's energy rating: floorings, walls, ceilings, ventilation systems (e.g. VMC), windows, doors, and finally what the French call 'ECS' which includes the hot water, heating and sanitary systems.

The second step is more complex. The diagnostiqueur has to calculate the best solutions to improve the rating of the property. The new legislation requires this to be done in two stages, called scenarios. The first scenario details what is needed to change the rating of the property directly from F or G to B. The second scenario takes the rating gradually, in 3 different steps, to a B. The calculations are based on average prices for all the building supplies, labour prices and related costs (e.g. renting scaffolding etc.) required for the project which take into consideration the current market as well as any regional variations.

The audit report gives you (and your future buyer) an idea of what improvements are required to reduce your property’s energy consumption and raise your rating, a guide to how much these works will cost and details of any financial aids you are eligible for. There is not any obligation to have the work done, although limitations are placed on buildings in categories F and G should you wish to rent the property out.

This is the first wave of the new scheme; it is expected that houses rated in band E will follow in 2025, and band D in 2034.

EXPERT: Jean-Cyril Leveille has been assessing properties for 12 years and owns JCT Diagnostics Immobiliers.

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