The energy performance certificate: mandatory, but not a renovation plan
An energy performance certificate is legally required when a property is sold or rented. It shows:
- the energy demand or energy consumption of the building
- an efficiency class from A+ (very efficient) to H (very inefficient)
- the primary energy source (e.g. gas, oil, district heating)
It is therefore an information document, but not a modernisation or renovation concept.
Important to note:
- It describes only the current condition of the building.
- It does not indicate which measures would be sensible,
- in which order they should be implemented,
- or how public subsidies can be used optimally.
This becomes even more relevant as the energy performance certificate gains importance under the 2024 Building Energy Act (GEG). The efficiency class must now be stated in property advertisements, but it is based “only” on final energy demand or consumption.
As a result, its relevance for cost planning and climate impact is limited – this is precisely where the iSFP comes into play.
The iSFP: from a snapshot to a renovation strategy
The Individual Renovation Roadmap (iSFP) is a subsidised energy consultancy. A certified energy efficiency expert inspects the building on site and, in coordination with the owners, develops a structured long-term plan.
Within the iSFP:
- the current condition of the building is shown on a colour scale from dark green (very efficient) to dark red (very inefficient)
- the building is divided into sensible renovation packages – typically 2 to 5 consecutive steps, depending on budget and objectives
- for each package, estimated costs, potential energy savings and available subsidies are outlined
You receive two documents:
- “My Renovation Roadmap” – a 7-page, easy-to-read document including a central roadmap page showing all measures as well as the development of energy costs and CO₂ emissions
- “Implementation Guide” – a detailed technical document with specifications and subsidy-relevant information
In short:
The energy performance certificate answers the question “Where do we stand?”
The iSFP answers “How can we improve the property step by step – and with which subsidies?”
A concrete example: a condominium in Berlin-Friedrichshain (built 1905, 20 units, gas heating)
Imagine your condominium commissions an iSFP. The energy certificate may state: “Efficiency class E/F, gas heating, relatively high energy demand.”
The iSFP translates this into concrete renovation packages, for example:
Package 1 (within the next 1–3 years): Heating optimisation
- hydraulic balancing
- high-efficiency circulation pumps
- insulation of heating and hot water pipes
- improved system controls
Result: lower gas consumption, reduced heating costs, minimal disruption to daily life.
Subsidies (BEG EM – heating optimisation):
- basic subsidy: 15% of eligible investment costs
- additional 5% iSFP bonus if the measure is part of the renovation roadmap
Eligible cost limit per residential unit and year:
- without iSFP: EUR 30,000
- with iSFP: EUR 60,000
For a building with 20 units, this means:
the owners’ association can theoretically invest up to EUR 1.2 million per year in eligible optimisation measures instead of EUR 600,000. This limit is rarely fully utilised, but it allows sufficient scope even for larger projects.
Package 2 (3–7 years): Improving the building envelope
- insulation of the top floor ceiling or roof
- replacement of particularly inefficient windows, if required
- measures to prevent summer overheating in attic apartments
Result: improved living comfort, reduced heat loss, more stable ancillary costs.
Subsidies (BEG EM – building envelope):
- 15% basic subsidy
- plus 5% iSFP bonus if included in the roadmap
- again up to EUR 60,000 eligible costs per residential unit and year with an iSFP
Package 3 (7–15 years): Conversion of the heating system
- phasing out the gas-only central heating system
- switching to renewable energy systems (e.g. heat pumps, local heating networks, combinations with solar thermal energy or photovoltaics)
- possible adjustment of heat distribution systems (larger radiators or surface heating systems)
Subsidies (BEG EM – new heating systems / heat generation):
- 30% base subsidy for many renewable heating systems (e.g. heat pumps)
- additional speed bonus (up to 20%) for early replacement of old oil or gas heating systems (e.g. older than 20 years)
- further bonus for certain heat pump technologies (e.g. geothermal or water-based systems)
In extreme cases, very high subsidy rates are possible – formally up to 70% if all bonuses apply.
Subsidies already at the planning stage: funding for the iSFP itself
The creation of the renovation roadmap is also subsidised.
Through the BAFA programme “Energy Consulting for Residential Buildings”, owners and condominium associations receive:
- a 50% subsidy on the consultancy fee
- up to EUR 850 for multi-family buildings
- an additional explanation bonus of up to EUR 250 if the results are presented at the owners’ meeting
The current funding guideline applies until 31 December 2026, although changes are possible at any time. For example, the subsidy rate was reduced from 80% to 50% in 2024.
For your condominium, this means:
you only pay part of the consultancy costs yourself, receive a fully developed roadmap, and unlock the iSFP bonus for future renovation measures.
Why owners quickly understand – and appreciate – the iSFP
Especially for a condominium with 20 apartments, the iSFP offers tangible advantages:
Predictable costs
Major investments are mapped along a timeline, making reserve planning significantly easier.
Less conflict at owners’ meetings
Instead of decisions based on intuition (“windows first!”), there is a technically sound and professionally justified sequence of measures.
Higher subsidies
The iSFP bonus increases subsidy rates and, for many individual measures, doubles the eligible investment volume from EUR 30,000 to EUR 60,000 per residential unit per year.
Improved standing with banks and buyers
A documented strategy stating “We have an iSFP and are implementing measures systematically” conveys professionalism and foresight.
Within the iSFP, these packages are not merely wish lists. Each includes rough cost estimates, a time horizon and an illustration of how energy consumption and heating costs will develop. What begins as a vague feeling of “we should do something” becomes a clear, comprehensible roadmap that the owners’ association can follow.
This makes the difference between an energy performance certificate and an iSFP tangible.
The energy certificate states: “This is the current energy classification of your building” and primarily serves market transparency. It shows the present condition but provides no sequence of measures, no cost estimates and no subsidy strategy.
The iSFP, by contrast, explains: “This is how you can bring your building into good condition step by step.” It presents concrete packages ranging from heating optimisation to roof and façade measures and, later, a complete heating system conversion. It quantifies costs, savings and CO₂ reductions, is directly linked to public funding programmes and is an excellent basis for resolutions at owners’ meetings.
From a financial perspective, the iSFP pays off twice. First, the creation of the roadmap itself is subsidised through the BAFA energy consultancy programme. The state covers part of the consultancy costs, with a fixed subsidy available for multi-family buildings. In addition, funding is even provided for presenting the roadmap at the owners’ meeting. As a result, the condominium pays only a reduced own contribution while receiving a sound and professional decision-making basis.
Second, when the actual renovation measures are implemented, owners benefit from BEG funding (Federal Funding for Efficient Buildings – individual measures). If measures included in the renovation roadmap are implemented, a basic subsidy applies to many steps such as insulation, window replacement or heating optimisation. If the measure is part of an iSFP, an additional bonus may apply. Furthermore, the maximum eligible amount per residential unit and year increases when an iSFP exists. This makes the planned packages – from heating optimisation to roof and façade measures and eventually the heating system – not only technically coherent but also financially more attractive.
Especially in a condominium with 20 units, an iSFP helps resolve typical challenges. Diverging interests can be better aligned because all owners share the same plan. Costs become predictable, as major investments and expected subsidies are clearly allocated to specific time periods. Short-term, isolated decisions are avoided because individual measures are embedded in an overall strategy. And the building gains attractiveness – for current owners, potential buyers, as well as banks and regulators.
ENERDOMO Berlin North-East
Kastanienallee 11 // 10435 Berlin
Torben Müller // Building Energy Consultancy
Phone: +49 800 36 37 36 66
Email: to************@be****.de
Web: berlin-nordost.enerdomo.de
