What does an energy label tell you about a home?

How is the label determined?

Since 1 January 2021, the energy label for homes has been determined using the NTA 8800 method. A certified energy assessor inspects the home: insulation, glazing, the systems for heating, hot water and ventilation, and any solar panels. This produces a calculated energy use per square metre per year.

The label letter depends mainly on primary fossil energy use in kWh per m² per year. The lower that figure, the better the label. The thresholds for each letter are set by law; the current table is available from RVO.

The three figures behind the letter

An NTA 8800 label contains more than a letter. The register lists three energy performance indicators, which you will also find in the property report:

• Energy demand (kWh/m² per year): how much energy the home needs for heating and cooling. This mainly reflects the building envelope: insulation, glazing and airtightness.
• Primary fossil energy use (kWh/m² per year): how much fossil energy is needed, taking into account the installations and on-site generation such as solar panels. This figure determines the label letter.
• Share of renewable energy (%): the proportion of energy that comes from renewable sources, such as a heat pump or solar water heater.

Two homes with the same label can therefore be very different: one may have a good envelope but an old gas boiler, the other mediocre insulation but lots of solar panels. The energy demand shows where the gains are to be made.

Why the label matters

• Running costs: a more efficient home usually has lower energy bills, although actual consumption still depends on the occupants.
• Mortgage: with a better label you can sometimes borrow more, and extra borrowing capacity and schemes exist for making a home more sustainable. Ask your mortgage adviser about the current rules.
• Rent: for rental homes, energy performance counts towards the points system (woningwaarderingsstelsel), and therefore towards the maximum rent.
• Sale: when selling, the seller must have a valid label; if there is none, the Human Environment and Transport Inspectorate (Inspectie Leefomgeving en Transport) can impose a fine.

From label to sustainability improvements

The usual order is: first reduce the demand for heat (roof, wall and floor insulation, better glazing, sealing draughts), then tackle the installations (for example a (hybrid) heat pump) and finally generate your own energy. An energy adviser can calculate which steps will deliver the most for a specific home; the measures listed in the label report are a good starting point.

How long is a label valid?

An energy label is valid for ten years. Labels issued before 2021 (such as the simplified label) remain valid until their expiry date. After renovations, such as insulation or a heat pump, a new label may turn out better.

What the label does not tell you

• Actual energy consumption: this also depends on the number of occupants and their behaviour.
• The structural condition of the home.
• Whether all measures are still in place: the label describes the situation on the date of the assessment.

Where can you look up the label?

All registered labels are listed in EP-Online, the register of the Netherlands Enterprise Agency (Rijksdienst voor Ondernemend Nederland, RVO). The property report shows the label on the official scale, with the registration date, validity and the calculated indicators.

No label found? Then no label has been registered for that address. That is not a judgement on the home; when selling, however, the seller must have one drawn up.