Diagnostic de Performance Énergétique (DPE): Everything you need to know

What is the Diagnostic de Performance Énergétique?

The Diagnostic de Performance Énergétique is an official document that evaluates a property's energy consumption and environmental impact. Compulsory since 2006, it has undergone a major overhaul in 2021 to become more reliable, easier to read and legally enforceable.

The DPE comes in the form of a detailed report with two main labels: the energy label, which indicates the home's annual energy consumption, and the climate label, which measures greenhouse gas emissions. These two indicators are ranked on a scale from A (very efficient) to G (very energy-intensive).

The main aim of the DPE is to inform future occupants about the property's energy performance and raise their awareness of environmental issues. It also helps identify the energy renovation work to be prioritized to improve comfort and reduce energy bills.

Why is the ECD mandatory?

The ECD requirement is part of a global approach to energy transition and the fight against climate change. France is committed to drastically reducing its greenhouse gas emissions, and the building sector accounts for almost 45% of national energy consumption and around 25% of CO2 emissions.

The ECD is mandatory in several situations: when selling a property, it must be supplied at the time of sale and appended to the sales agreement. In the case of a rental, the landlord must attach it to the lease when it is signed. It is also required for new builds, and must be displayed in real estate advertisements, whether online or in agencies.

This obligation enables buyers and tenants to compare properties on the basis of energy criteria, and to anticipate future energy costs. It also encourages owners to carry out renovation work to improve the value of their property.

How is an ECD carried out?

The DPE must be carried out by a certified, independent diagnostician. This professional is certified by an accredited organization and has professional liability insurance.

During his visit, the diagnostician examines the property in detail. It records the characteristics of the building: surface area, orientation, wall, roof and floor insulation, type of glazing, presence of thermal bridges. It then analyzes the heating, domestic hot water production, ventilation and air-conditioning systems. It also takes into account the year the property was built and any renovations carried out.

All this data is then integrated into a regulated software package that calculates theoretical energy consumption and greenhouse gas emissions. Unlike the old DPE, the new calculation is based on a single, standardized method, guaranteeing greater reliability and comparability of results.

The visit generally lasts between one and three hours, depending on the size and complexity of the property. The diagnostician then delivers his report within a few days.

The different DPE energy classes

The DPE classifies homes into seven categories, from A to G, according to their energy consumption expressed in kilowatt-hours per square meter per year.

A-rated homes are the most efficient, with consumption of less than 70 kWh/m²/year and emissions of less than 6 kg CO2/m²/year. These are generally new buildings complying with RT 2012 or RE 2020 standards, or buildings that have undergone complete energy renovation.

Class B corresponds to very energy-efficient homes, with consumption between 70 and 110 kWh/m²/year. Classes C and D include homes with average energy performance, consuming between 110 and 250 kWh/m²/year.

Classes E, F and G designate energy-guzzling homes, also known as "thermal flats". Class G, the most unfavorable, concerns properties consuming more than 420 kWh/m²/year or emitting more than 100 kg CO2/m²/year. These homes are particularly expensive to heat and often present problems of thermal discomfort.

What are the consequences of the DPE for thermal flats?

The fight against heat loss has become a national priority. These F or G-rated homes represent around 17% of the French housing stock, and pose serious problems in terms of fuel poverty and environmental impact.

Since 2023, the most energy-intensive homes have been subject to progressive restrictions. Properties consuming more than 450 kWh/m²/year have been banned from rental. This ban will be extended to G-rated homes in 2025, F-rated homes in 2028 and E-rated homes in 2034.

These measures oblige landlords to carry out energy-efficiency renovation work in order to continue renting out their properties. A freeze on rents for thermal flats has also been applied in certain high-tension zones.

For homeowners concerned, there are various forms of financial aid available to facilitate this work: MaPrimeRénov', Energy Savings Certificates, eco-PTZ, and local authority grants. It is advisable to be accompanied by a France Rénov' advisor to identify priority work and optimize the aid available.

How long is an ECD valid?

The ECD is valid for ten years from the date of issue. However, there are exceptions for ECDs carried out before the 2021 reform. ECDs carried out between January 1, 2013 and December 31, 2017 were valid until December 31, 2022. Those made between January 1, 2018 and June 30, 2021 are valid until December 31, 2024.

It's important to note that a homeowner may decide to have a new DPE carried out before the previous one expires, particularly if he or she has carried out major energy renovation work. A new diagnosis will then make it possible to enhance these improvements and potentially obtain a better energy rating.

The owner must keep the ECD and pass it on to future buyers or tenants. In the event of a sale, the absence of an ECD may result in the cancellation of the transaction or a reduction in the sale price. For rentals, the lessor is liable to a fine of up to 3,000 euros.

How much does an ECD cost?

The price of an ECD generally varies between 100 and 250 euros, depending on a number of factors. The size of the property directly influences the price, with a studio costing less than a large house. Geographical location also plays a role, with rates often higher in the Paris region or in major cities.

The type of property and its complexity also affect the price. An apartment in a block of flats will generally be less expensive than a detached house requiring analysis of several heating systems. Last but not least, prices can vary from one diagnostician to another, so it's a good idea to compare several quotes.

The cost of the ECD is borne by the seller or lessor. It's advisable not to choose solely on the basis of the lowest price, but to choose a certified, experienced diagnostician with good recommendations. A poorly executed DPE can lead to an under- or overestimation of energy performance, with significant financial consequences.

How can I improve my home's energy rating?

Improving the DPE rating of your home requires several types of energy renovation work. Insulation is generally the top priority, as it significantly reduces heat loss. Attic and roof insulation can save up to 30% on heating bills. Insulating walls from the outside or inside is also very effective, as is replacing single-glazed windows with double- or triple-glazed units.

The heating system is another major lever. Replacing an old oil or gas boiler with a heat pump, condensing boiler or renewable energy system can significantly improve energy efficiency. Installing a thermodynamic water heater to produce domestic hot water is also beneficial.

Ventilation is often neglected, but remains essential. A double-flow CMV system renews the air while recovering heat, improving comfort and energy efficiency.

We recommend that you carry out an energy audit before undertaking any major work. This audit, which is more thorough than the DPE, proposes a phased renovation plan, prioritizing the most profitable actions. A wide range of financial assistance is available to cover a significant proportion of this work, making energy renovation accessible to more homeowners.

ECD and property value

The ECD has a direct and growing impact on property values. Studies show that a well-ranked property sells faster and at a better price than one that is energy-inefficient. The price difference between an A or B-rated home and an F or G-rated home can be as much as 10 to 20%, depending on the region and local market.

Buyers are increasingly sensitive to energy performance, not least because of rising energy prices and growing environmental awareness. A good DPE has become a major selling point, while a poor rating often necessitates downward negotiations or directly repels certain buyers.

For rental investors, energy class has become a decisive criterion. With the gradual ban on renting out heatwasters, a property classified F or G represents a major financial risk requiring costly work. On the other hand, a high-performance property is more profitable in the long term, and will increase the value of your assets.

Real estate professionals now advise sellers to anticipate and carry out energy renovation work before putting their property up for sale, to optimize their selling price and speed up the transaction.

Conclusion

The Diagnostic de Performance Énergétique is much more than a simple administrative formality. It has become a central tool in France's energy policy and a determining factor in all real estate transactions. Understanding the DPE, its implications and how to improve your rating will help owners to enhance the value of their property and tenants to choose a comfortable, economical home.

With the gradual tightening of regulations concerning thermal wastes, energy renovation is no longer an option but a necessity. The many grants available make this work more accessible, and a profitable investment in the medium and long term, both economically and environmentally.