Warum beeinflusst der Energieausweis die Miete?

Der Energieausweis gibt Auskunft über den energetischen Zustand eines Gebäudes. Seit 2009 fließen diese Werte in den Berliner Mietspiegel ein. Ein niedriger Energieverbrauchskennwert bedeutet geringere Heizkosten und wird als wohnwerterhöhend eingestuft – dadurch sind höhere Mieten möglich. Hohe Kennwerte hingegen mindern die Vergleichsmiete.

Welche Rolle spielt der Energieausweis beim Immobilienverkauf?

Ein guter Energieausweis steigert die Attraktivität einer Immobilie für Käufer und Investoren. Niedrige Energiekosten, ein besserer Marktwert und oft sogar günstigere Finanzierungskonditionen sind die Folge. Schlechte Werte können hingegen den Verkaufspreis mindern und das Risiko künftiger Sanierungspflichten erhöhen.

Können Mieter vom Energieausweis profitieren?

Ja. Mieter können den Energieausweis einsehen und bei auffälligen Energiekennwerten argumentieren, wenn Mieterhöhungen anstehen. Außerdem lassen sich hohe Nebenkosten durch schlechte Werte besser nachvollziehen – ein wichtiger Hebel für Verhandlungen.

Rent index, Energy certificate, Energy efficiency

Energy certificate & rent index: How energy values affect rent and property value

Lea Foster

Energieeffizienz-Expertin, Content-Managerin

The energy performance of residential buildings directly affects rent levels and property value. Since 2009, the Berlin rent index has taken the energy consumption value from the energy certificate into account and uses it to decide whether a flat is placed in the upper or lower band of comparable rent.

So the energy certificate is not only a legal document but also a direct lever for landlords, tenants and investors in terms of cost, value and room for negotiation.

What you will take away from this article

Since 2009, energy values from the certificate have been included in the Berlin rent index.
Flats with a low value (<120 kWh/m²a) are classed as quality-enhancing — higher rents are possible.
If the value is over 235 kWh/m²a, rent must stay in the lower range.
Energy refurbishments demonstrably increase both comparable rent and property value.
Tenants can use high energy values as an argument against rent increases — especially when heating costs rise.

Energy certificate and rent index: Background

The energy certificate is mandatory under the Building Energy Act (GEG) when a property is let or sold. It shows the building’s energy performance in the form of consumption or demand values.

For the rent index in cities like Berlin it has a special role: since 2009, energy values have been included as quality-reducing or quality-enhancing factors.

The principle is simple

Low values (good energy performance) allow higher comparable rents.
High values (poor energy performance) lead to deductions from the rent level.

So the energy certificate is not only a document for buyers and authorities but a direct tool for setting rent.

Particularly important

The Berlin rent index uses clear thresholds that directly determine the classification.
Other cities are watching this model. Similar rules may be adopted in other major cities.

Worked example

Berlin rent index: A flat (built 1950–1964) of 60–90 m² in an average location has a mid value of 7.91 €/m² according to the Berlin rent index 2024.

Energy performance can affect the value as follows:

Very good energy value (under 120 kWh/m²a) → quality-enhancing, premium up to +20% → about 9.49 €/m².
Poor energy value (over 235 kWh/m²a) → quality-reducing, deduction up to −20% → about 6.33 €/m².

For an 80 m² flat that means:

With a good certificate: about €759 net cold rent.
With a poor certificate: only about €506 net cold rent.
The difference: over €250 per month, purely due to the energy value.

This shows how strongly energy performance and the certificate affect actual rent setting in Berlin.

Impact on property value and letting

A good certificate is important not only for rent level but also for market value. Buyers and investors increasingly look at energy values because they are linked to running costs and possible investment.

Low ancillary costs make a flat or house more attractive, allowing higher sale prices and faster letting.

Benefits of good energy values at a glance

Attractiveness for buyers

Properties in energy class A or B often achieve a clear price premium, as buyers expect lower follow-on costs.

Marketing advantage

Flats with good energy values can be presented better in listings and stand out from competitors.

Financing

Banks increasingly take energy efficiency into account when lending. A good certificate can improve the chance of better terms.

Risk reduction

Poor energy values reduce value and also carry the risk of future refurbishment obligations — something many buyers already factor in.

So the energy certificate is a real tool for value and marketing.

5 practical tips for owners, landlords and tenants

To use the energy certificate effectively for your rent and property strategy:

Check the value: Compare the value on the certificate with your heating bills to see if the figures are plausible.
Document refurbishments: Later insulation, window replacement or heating upgrades should be correctly reflected in the certificate so they improve the efficiency class.
Use the rent index: Check whether your building can be placed in a higher band of the rent index thanks to better energy values. That gives landlords room when setting rent.
Consider grants: Energy refurbishments increase rent and can also be supported by grants and loans — a clear double benefit.
Know tenants’ rights: Tenants can request to see the certificate if there are obvious discrepancies. Transparency protects against excessive ancillary costs.

Whether owner or tenant: Anyone who actively uses the certificate in their decisions benefits financially and in terms of energy in the long run.

For the legal position on flats in mixed-use buildings, see: Energy certificate for single flats and mixed-use buildings.

Our tip: Use online tools such as the calculator from Berlin’s Senate Department for Urban Development, Building and Housing.

A low energy consumption value increases rent noticeably

The certificate directly affects the rent index, rent increases and property values. Especially in cities like Berlin, a low energy consumption value increases rent noticeably, while poor values strongly limit room for manoeuvre.

For owners this means: Energy refurbishments pay off twice — through higher comparable rents and through a higher property value.

If you need an energy certificate quickly and in a legally sound way — for letting, sale or better market positioning — use energyausweis.de. You get transparent values, proper advice and a basis for optimal rent and property decisions.

FAQs

Why does the energy certificate affect rent?

The certificate reflects the building’s energy performance. Since 2009 these values have been included in the Berlin rent index. A low energy consumption value means lower heating costs and is classed as quality-enhancing — so higher rents are possible. High values reduce the comparable rent.

What role does the certificate play when selling property?

A good certificate makes a property more attractive to buyers and investors. The result is lower energy costs, a better market value and often better financing terms. Poor values can reduce the sale price and increase the risk of future refurbishment obligations.

Can tenants benefit from the energy certificate?

Yes. Tenants can request to see the certificate and use poor energy values as an argument when rent increases are proposed. High ancillary costs due to poor values are also easier to understand — an important lever in negotiations.