Can your property lose value due to the DPE reform?

Plus que quelques jours avant le grand chamboulement. Le 1er juillet 2021, entrera en vigueur la réforme du diagnostic de performance énergétique, le fameux DPE. Ce document, qui est obligatoirement établi à la vente ou la mise en location d’un bien immobilier, donne une estimation de sa consommation énergétique. Il lui attribue une note allant de A pour les plus économes, à G pour les plus énergivores. Cette refonte d’ampleur, qui était prévue depuis la loi Elan de 2018, est cruciale puisque le DPE constitue le véritable pivot des politiques publiques en matière de rénovation énergétique. C’est notamment sur ses résultats que s’appuie l’interdiction d’augmenter le loyer dans les passoires thermiques (étiquettes F et G), effective depuis le 1er janvier dans les zones tendues… Idem pour la future interdiction de location de ces mêmes logements, prévue dans la loi climat et résilience.

What changes?

Among the major new products, the DPE will be made legally enforceable, in the same way as other real estate diagnoses. This means that during a sale or a rental, the seller or lessor will engage his responsibility on the information that the document contains. His buyer or tenant can therefore turn against him in the event of an error or breach. Another major change: the DPE will be made more reliable. Until now, two calculation methods have coexisted. The first, known as “3cl” (for calculating conventional housing consumption), consists of an in -depth study of the intrinsic characteristics of the building (insulation, heating mode, building materials, etc.). And the second, called "on invoice", refers only to the energy expenses of the occupants of the housing. A technique currently applied to all housing built before 1948 (almost one in two accommodation). Too dependent on the behavior of the occupants, this second method is definitely abandoned.

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But the main change, the one who will directly impact the owners, holds in the establishment of a double rating threshold.In its new version, the DPE will no longer be calculated on the energy consumption of goods alone, but also on their volumes of greenhouse gas emissions.Clearly, the study of the building will end in the allocation of two notes: an energy label evaluating the consumption of the property and a climate label, evaluating its CO2 emission rate.And it is the worst of these two notes that will be retained as a global label of good."From a simple energy diagnosis, we will move on to a real environmental diagnosis," explains Thierry Marchand, the president of the FNAIM diagnostician chamber.

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Can the note of your accommodation evolve?

Taking this new parameter into account will mechanically impact the rating of goods: almost 40% of housing could see their degraded note ... or improved.In detail, according to government estimates, nearly 800,000 dwellings are expected to switch to the thermal stores category, while nearly 600,000 should get out.Main vector of motion: heating mode.Some property heated with fuel oil or gas, which therefore emit more carbon, should be demoted on the DPE scale.Conversely, property heated to electricity or wood should go up.

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For the time being, the executive ensures that these movements should not exceed a class of DPE: the property currently noted E should not descend below the F label, and vice versa. But reality could be quite different ... “Given the first simulations made by software publishers, we can have cases of change of two classes. There will not be many, but there will be, ”says Thierry Marchand. According to him, some dwellings with a gas unreasonable gas boiler, which are currently on the bottom of the D label, could switch to class F. "But there will also be similar movements in the other direction" , he reassures. Problem: today it is impossible to anticipate a possible evolution of the note of your accommodation. The results of the new DPE will not be comparable to those of the new one at all. The only way to be fixed is to make a new DPE.

Can your accommodation lose value?

One thing is certain: the reform of the DPE will affect the property value of goods.According to the latest study of the notaries relating to "the green value of housing", label goods F and G are sold between 2% and 18% cheaper than class D goods, everything is equal.The impact of the energy note on the value of the property depends both on its nature (it has less consequence on apartments than on houses), the year of construction and the geographic area (it has less'Incidence in hot regions, where heating needs are less).

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What if you want to buy, sell or rent?

Rest assured if you plan to sell: a reprieve is granted to all the owners who made a DPE before July 1.Their current diagnosis can be used to conclude a sale until December 31, 2024, within the limit of its current validity (a DPE is valid for 10 years).Ditto, moreover, for the owners who recently bought in order to rent: they will be able to use their current DPE until this deadline to sign a lease.For them, however, it would be better to quickly make a new DPE.The climate and resilience law, certainly still being examined in the Parliament, will indeed prohibit the rental of the tagged goods F and G. This prohibition should be applicable from 2025 for the housing of class G and from 2028For label goods F. A change of note due to the reform of the DPE could then force them to quickly plan to work.

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The president of the FNAIM Diagnostic Chamber also sees an effect for future buyers.“Banks have already tightened the conditions of loan on households who wish to buy poorly rated goods or with a virgin DPE, when it is impossible to establish the diagnosis.Because it is difficult to anticipate the evolution of their value, "he explains."I don't think they will completely close the valves in these situations, but they may impose to consider short-term work," he concludes.

Will the price of the DPE increase?

This is one of the consequences of its reliability: the DPE will become even more technical and therefore longer to establish for professional diagnosticians.And who says longer, says more expensive.“From now on, no more estimate, each technical element will have to be measured.We will therefore have to spend much more time on each accommodation, ”warns Thierry Marchand.According to him, the price of the DPE, currently between 60 and 120 euros depending on the accommodation, will be difficult to keep below 200 euros for a house type of 110 square meters.

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