We are about to enter uncharted waters for us here in the Algarve and advertise our house for sale – but don’t worry – we are intending to stay living here – and Algarve Blog will still be here! But we will share our sales journey with you in the hope that the information we share may be of help to others also intending to sell – or buy – a property out here.
One of the first things we have encountered is a new law passed last year which affects all property owners with a house to sell – with effect from the 1st December 2013 it is now a legal requirement for all property that is being commercially advertised for sale – or to rent – to have an Energy Performance Certificate.
The ‘Sistema de Certificação Energética dos Edifícios – or SCE – is valid for 10 years and measures the energy efficiency of a property on a scale of A+ (top rating) to G (lowest rating).
To be honest, it appears to be a rather crude tool, which looks at the construction of your home, its energy consumption, heat output and insulation, and the ability to produce hot water via a boiler, alongside the position and location of your home and even its sun exposure.
You will need to provide the following documentation:
Land registration documents – the ‘Caderneta Predial Urbana’ and the ‘Certidão de Registo da Conservatória';
and Plans of the house;
There are also optional architect project plans and insulation project plans which if you have them you can also provide.
Any architect or engineer recognised by the Portuguese Associations; ie the Ordem dos Engenheiros and the Ordem dos Arquitectos; can carry out the survey as long as they are qualified to do so.
The Certificate is issued by ADENE, and the fines for failing to have a valid certificate for individuals can be up to €3,740; and for agencies the fines range from €2,500 to a staggering €45,000. Trust me – an agency is not going to let you advertise your property for sale with them now unless you have a certificate!
We initially contacted an engineer recommended to us by an agency – and soon discovered some problems! First off, the engineers used to charge for the certificate on a sliding scale of prices based on the m². size of your house and we were told that our townhouse would cost €275.00 – a lot of money!! We were then quoted €330.00 as they have now decided that they will calculate it according to the number of bedrooms you have (we have 4) – we were not happy!
Added to that we were warned that since this new law was passed (enforceable since the 1st December 2013) – surprise surprise – everyone is busy trying to get a certificate and that it could take up to 2 months to process.
After 10 days of e-mails and negotiations with this engineer we gave up – and contacted someone else!
We struck gold second time around and found a young Portuguese man who is obviously willing to work long hours and provide a good standard of service – he was polite, efficient and professional – we booked him and he gave us a date within 3 days to visit our house, and only 10 days later we had our Energy Certificate – for a total cost of €195.00. If you would like his details just e-mail us at firstname.lastname@example.org and we will happily pass these on to you.
So now we have our certificate – and we are intending to trial the successful and highly recommended online website Beverywhere.com
So if you fancy being able to wake up and enjoy a view like this every morning …
watch this space!