Cédula de Habitabilidad and Energy Certificate in Spain

What Is the Cédula de Habitabilidad?

The cédula de habitabilidad (literally "habitability certificate") is an official document issued by the autonomous community certifying that a property:

• Meets minimum standards for size, ventilation, sanitation, and access
• Has been built or adapted in accordance with the relevant planning permissions
• Is classified as a residential dwelling (as opposed to commercial, storage, or agricultural use)

In the Balearic Islands, the cédula is issued by the Consell Insular (Mallorca's island government) or the relevant municipal authority, and is governed by the regional housing regulations.

Who Needs a Cédula de Habitabilidad?

You need a valid cédula:

• To sell a property — the seller must provide it to the buyer; it is listed in the notary documentation
• To connect or recontract utilities — electricity and water companies require a valid cédula when establishing a new supply contract or after a prolonged disconnection
• To legally let a property — whether short-term tourist rental or long-term residential let
• To apply for an ETV tourist rental licence in Mallorca — the cédula is a prerequisite

Properties built before regulations required cédulas — generally pre-1988 construction — may not have one on file, and obtaining a first cédula for an older property requires an inspection and technical report.

Validity Periods

It is the owner's responsibility to renew the cédula before it expires — particularly if you plan to sell or let the property.

How to Get or Renew a Cédula in Mallorca

For properties in Mallorca, the process is managed through the Consell de Mallorca's Urban Planning and Housing department.

For existing properties (renewal):

1. Engage a registered technical architect (arquitecto técnico or aparejador) or architect to carry out an inspection
2. The technician prepares a certificado de idoneidad (suitability certificate) confirming the property meets current habitability standards
3. Submit the application to the Consell de Mallorca (can be done in person or through the Seu Electrònica online portal) along with the technical report, site plan, floor plan, and a copy of the previous cédula
4. Pay the administrative fee (typically €40–€100 depending on property size)
5. The Consell issues the new cédula — processing times vary from two to eight weeks

A gestoría or your architect can manage the whole process on your behalf. Technical architect fees for a standard property typically run to €200–€500.

The Energy Performance Certificate

Separate from the cédula, Spanish law (Royal Decree 235/2013) has required an energy performance certificate (certificado de eficiencia energética) for all property sales and rentals since 2013. This is the equivalent of the UK's EPC or Germany's Energieausweis.

What it contains:

• An energy rating from A (most efficient) to G (least efficient)
• Estimated energy consumption in kWh per square metre per year
• CO₂ emissions rating
• Recommendations for improving efficiency

Key rules:

• Must be carried out by a certified energy assessor
• Must be registered with the regional government (in the Balearics, with the Oficina de Canvi Climàtic i Energia)
• The energy rating label must be included in any sales or rental advertisement
• Valid for 10 years from the date of issue

Cost for a standard apartment or villa in Mallorca: typically €100–€200 including registration.

Consequences of Not Having a Valid Cédula

Operating without a valid cédula carries real risks:

• Cannot legally sell — the notary will require it for completion
• Utility companies may refuse supply — or disconnect an existing supply on contract renewal
• Cannot obtain an ETV tourist rental licence — the Consell de Mallorca requires a valid cédula as a prerequisite for any tourist rental application
• Fines — renting out a property without a valid cédula can be considered an administrative infraction

If you have inherited or purchased a property and are unsure whether a valid cédula exists, the simplest check is to ask your gestoría to search the Consell de Mallorca's records. In many cases, older properties have cédulas that simply need renewing rather than obtaining from scratch.