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Condition report (tilstandsrapport): how to read it as a buyer
The condition report (tilstandsrapport) describes visible damage and visible signs that may point to damage in the home. It does not tell you that the house is free of faults, and it is not an overall renovation budget either.
As a buyer, you therefore need to read more than the colours. Look at where the damage is, what has been observed, what consequences it may have, and whether anything should be looked into further before you buy.
In brief
- The condition report is prepared by a certified building surveyor (beskikket bygningssagkyndig) after an inspection of the building.
- The Danish home inspection scheme (huseftersynsordningen) is voluntary. The report is therefore not a general legal requirement.[1]
- The report assesses the home against comparable intact buildings of the same type and age.
- Newer reports use grey, yellow, red and a question mark instead of K0, K1, K2, K3 and UN.[2]
- The colour shows how serious the damage is and how urgent. It does not show what the repair costs.
- A question mark means there may be damage that should be looked into further.
- The inspection is mainly visual. The building surveyor does not normally open up walls, floors or other closed structures.
- The condition report is valid for 6 months from the date it is registered. The electrical installation report (elinstallationsrapport) is a separate document and is valid for 1 year.[3]
What is a condition report?
A condition report is the result of a building inspection under the Danish home inspection scheme.
A certified building surveyor goes through the visible and accessible parts of the home and describes:
- Damage that can be seen
- Visible signs that may point to damage
- Conditions that pose an imminent risk of damage
- General information about the type of building
- The seller's information about the home
- Buildings or parts of buildings that could not be inspected
The purpose is not to compare the house with a new house. A house from 1965 is assessed against what you can expect from comparable intact houses from the same period.[4]
This means that ordinary wear and tear and conditions that are normal for the age of the house are not necessarily recorded as damage.
Is the condition report required by law?
No.
The seller decides whether to use the home inspection scheme. However, the scheme is central if the seller wants to limit their ordinary liability for hidden defects and deficiencies, and if the buyer is to be able to take out change-of-ownership insurance (ejerskifteforsikring) on the basis of the scheme.[5]
The scheme covers more than the condition report itself. Among other things, the seller must provide:
- A valid condition report
- A valid electrical installation report
- A quote for change-of-ownership insurance
- A written offer to pay at least half of the premium in the insurance quote presented
The documents must be presented in good time. The specific legal effect depends on whether the conditions of the scheme have been met.
How the report is structured
The layout can vary a little, but the report normally contains several types of information.
| Part | What you can find |
|---|---|
| Key details | Address, buildings, year of construction and the date of the report |
| House type description | General points to watch for materials and structures |
| Damage overview | Recorded damage, location, symbol and text |
| Building inspection | Information split by roof, facade, foundations, rooms and other parts of the building |
| Seller's information | The seller's answers about previous damage, repairs and conditions at the home |
| Exclusions | Areas or parts of buildings that were not inspected |
| Roof information | Information about the roof's age and expected remaining life according to tables |
Read every part. An important piece of information may appear in the seller's information or under an exclusion, even if it is not listed as red damage.
What do the symbols mean?
The current system uses four symbols.[2]
| Symbol | Meaning | What it does not mean |
|---|---|---|
| Grey | Less serious damage with no effect on the function of the building or part of the building | That the condition never needs maintenance |
| Yellow | Serious damage where the function is expected to fail in the longer term | That the repair is necessarily cheaper than red damage |
| Red | Critical damage where the function has already failed or is expected to fail in the short term | That the report states the exact solution or price |
| Question mark | Possible damage that should be looked into to clarify its extent and consequences | That the condition is harmless or automatically covered by insurance |
The symbols do not include a financial assessment. Grey damage can be expensive to put right, while red damage can in some cases be relatively simple to put right.
It depends on, among other things:
- The extent of the damage
- Access to the structure
- The chosen solution
- The materials
- Knock-on work
- Whether other parts of the building are affected
Read the text, not just the colour
Imagine two red entries:
| Entry | Possible meaning |
|---|---|
| A roof tile is missing and there is a risk of water getting in | May be fixable locally if the rest of the roof is intact |
| A wet room shows signs of extensive failure at the floor and walls | May require a larger investigation and possible renovation |
Both can be red because there is a risk of failure in the short term. The colour does not tell you that the cost is the same.
So always read:
- Where the condition has been recorded
- What the building surveyor has seen
- What risk or consequence is described
- Whether other parts of the building may be affected
- Whether the condition should be looked into further
What does the question mark mean?
A question mark means the building surveyor has seen a condition that may be a sign of serious or critical damage, but which could not be clarified during the ordinary inspection.
It could be, for example:
- Discolouration where the source of the damp is unknown
- Cracks where the cause and development cannot be assessed visually
- A floor that gives way
- Signs of damage behind a closed structure
- A part of the building where the extent cannot be seen
If you complete the purchase without having the condition investigated, you bear the risk of the unresolved condition yourself.[2]
This does not mean that every entry with a question mark requires the house to be opened up. The relevant investigation depends on the condition and must be agreed with the seller and the right professional.
What does the building surveyor inspect?
The inspection can include, among other things, visible and accessible parts of:
Roof and loft
- Roof covering
- Flashings
- Gutters and downpipes
- Roofing underlay, where visible
- Loft structure
- Signs of water getting in
Facade, plinth and foundations
- Cracks
- Flaking
- Joints
- Visible signs of subsidence
- Damp and deterioration
Windows and doors
- Rot and deterioration
- Joints
- Function, where it can be tested
- Visible leaks
The rooms of the home
- Walls, ceilings and floors
- Cracks and unevenness
- Visible signs of damp
- Wet room surfaces
- Signs of previous damage
Basement and crawl space
- Visible damp
- Discolouration and salt deposits
- Cracks
- Ventilation
- Accessible structures
The exact scope depends on the home and the access available during the inspection.
What does the report not normally cover?
A condition report is not a complete survey of the property.
It does not normally give a complete answer on:
- Hidden structures behind walls, floors and ceilings
- Hidden pipes and drains
- The condition of the sewers below ground
- Drainage and soil conditions
- Hidden mould without visible signs
- The functioning of all installations
- Whether all conversions are lawful
- Whether the Building and Housing Register (BBR) and building case files are complete
- Asbestos, PCBs and other hazardous substances in all materials
- Contamination of the plot
- The home's energy consumption
- The exact price of repairs
The electrical installations are covered in the electrical installation report. The energy label (energimærke) concerns the building's calculated energy needs and options for improvement. Lawfulness and registration must be checked in, among other places, the BBR, building case files, easements (servitutter) and other property documents.
The seller's information is an important part
Before the inspection, the seller fills in a questionnaire about the property. The answers become part of the report.[6]
It may contain information about:
- Previous water damage
- Repairs to the roof or foundations
- Damp in the basement
- Conversions
- Insurance claims
- Recurring problems
- Parts of the house whose history the seller does not know
The seller's answers are information from the seller. They are not a technical approval from the building surveyor.
Compare the answers with the damage overview. If, for example, the seller mentions previous water damage but the cause, repair and documentation are unclear, you may need more information.
Look for areas that were not inspected
An important piece of information can be that a building or part of a building was not accessible.
This may be due to, for example:
- A loft without safe access
- A crawl space that could not be accessed
- Fixed fittings in front of a structure
- Stored items covering walls and floors
- Snow, planting or other obstacles
- A locked outbuilding
Not inspected does not mean free of damage. It means the report gives you no answer about that area.
Age, wear and the basis for comparison
The condition report describes deviations from comparable intact buildings of the same age.
An older house can therefore have:
- Uneven floors
- Worn surfaces
- Older windows
- Structures built to the building practice of the time
- Limited insulation
without every condition being recorded as damage.
It is important to distinguish between:
| Type | Example |
|---|---|
| Damage | A failure, a leak, a break or a condition with an imminent risk of damage |
| Ordinary wear and tear | Surfaces and materials that are worn to an expected degree |
| Construction typical of its time | A building method that was normal when the house was built |
| Wish for improvement | Something you want to modernise yourself, even though it works |
A short list of damage therefore does not necessarily mean that the house is cheap to maintain or modernise.
The condition report and the buyer's own building surveyor
The condition report and the buyer's own inspection are two different services.
| Condition report | Buyer's inspection |
|---|---|
| Normally ordered by the seller | Ordered by the buyer |
| Follows the framework of the home inspection scheme | The scope is agreed with the buyer's professional |
| Describes damage using a fixed definition of damage | Can focus on the buyer's questions and plans |
| Does not necessarily include cost estimates | Can include budget estimates if agreed |
| Is the basis for the home inspection scheme | Does not replace the reports in the scheme |
A buyer's inspection might, for example, focus on a recorded crack, an older roof or a bathroom you expect to keep.
Read more in the guide on building surveyors when buying a home.
Condition report, electrical report and energy label
The documents answer different questions.
| Document | Main purpose |
|---|---|
| Condition report | Visible damage and signs of damage to the building |
| Electrical installation report | The lawfulness and function of the installations covered by the electrical inspection |
| Energy label | Calculated energy needs and suggestions for energy improvements |
A good energy label does not tell you the roof is watertight. A short condition report does not tell you the electrical installations are lawful.
So also read the guide on the energy label when buying a home.
The condition report and change-of-ownership insurance
A valid condition report and electrical installation report form part of the basis for taking out change-of-ownership insurance under the home inspection scheme.[7]
Change-of-ownership insurance is not insurance against everything that breaks after the purchase.
A condition that is clearly described in the report is known to the buyer and will not normally be covered as unknown damage. A question mark can also matter if the condition is not clarified before the purchase.
Cover depends on:
- The terms of the policy
- Whether the condition was present at handover
- What the reports and the purchase agreement (købsaftale) stated
- The nature and extent of the damage
- Any exclusions
Read the full guide on change-of-ownership insurance.
How long is the condition report valid?
The condition report is valid for 6 months from the day it is registered. It can be renewed before it expires under the rules of the scheme.[1]
The electrical installation report is valid for 1 year.
So check:
- The report's registration date
- Whether it is valid when you receive it
- Whether it is still valid at the relevant point in the purchase
- Whether there is a newer report or a revision
- Whether the condition of the home has changed since the inspection
A valid report is still a snapshot. A storm, water damage or a conversion after the inspection can change the condition of the home.
Condition reports for owner-occupied flats
The home inspection scheme is used less often for ordinary owner-occupied flats (ejerlejligheder).
If the scheme is used, there must be valid condition reports for both the flat itself and the jointly owned parts of the property. This makes the process more extensive.[4]
When buying an owner-occupied flat, it is therefore particularly important to read:
- The owners' association (ejerforening) maintenance plan
- Minutes of general meetings
- Accounts and budget
- Information about the roof, facade, windows and soil stacks
- Planned joint projects
An inspection of the flat alone does not tell the whole story about the property's shared building elements.
Worked example: how to read three entries
You are considering a house from 1972. The report contains these conditions:
| Symbol | Text in simplified form | What you should understand |
|---|---|---|
| Grey | A few cracked joints in the facade | Less serious for the function, but may need maintenance |
| Red | Leaking flashing at the chimney with signs of water getting in | The function has failed or may fail in the short term. The extent and knock-on effects should be clarified |
| Question mark | Discolouration on a basement wall. The cause could not be determined | There may be serious or critical damage. A relevant investigation should clarify the damp and its possible cause |
The next step is not to add up three standard prices.
You need to know:
- What specifically needs to be investigated
- Whether the damage is local or more extensive
- Whether other structures are affected
- Which solution is relevant
- Which costs should be included in your budget
Checklist before you make an offer
The report
- Is the report valid?
- Are the address and all relevant buildings correct?
- Are there buildings or parts of buildings that were not inspected?
- Has a revision or a newer report been issued?
The damage
- Have you read the text for all red and yellow symbols?
- Have you read the grey damage that is relevant to your plans?
- Have all question marks been clarified or consciously dealt with?
- Could any of the damage have affected other parts of the building?
The information
- Have you read the whole seller's questionnaire?
- Is there documentation for previous repairs?
- Does the report match what you see at the viewing?
- Have the BBR, drawings and building case files been checked separately?
Your purchase
- Can the necessary investigations be carried out before signing?
- Does the purchase agreement need a specific building condition clause?
- Has the bank been told about any major work you expect?
- Are costs and a buffer included in your overall budget?
If an investigation can only be carried out after signing, the deadline and consequences must be clearly stated in the purchase agreement. Read more about lawyer and bank conditions.
Common misunderstandings
A short report means the house is free of faults
No. The report covers a specific inspection of visible and accessible conditions. Ordinary wear and tear, hidden structures and the need for modernisation can fall outside the list of damage.
Red is always more expensive than yellow
No. The colour describes how serious the damage is and how urgent, not the cost of repair.
Grey damage can be ignored
Not necessarily. Under the assessment system it does not affect how the building functions, but it may still need maintenance or be relevant to your plans.
A question mark is less serious than red
No. It means there may be serious or critical damage that has not been clarified.
The report checks all conversions
No. The technical condition of the building and whether it complies with the authorities' rules are different questions.
The condition report includes a repair budget
No. Financial considerations are not part of the assessment behind the symbols.
Anything not in the report is covered by change-of-ownership insurance
No. Cover is decided by the policy and the specific condition.
The report replaces a buyer's inspection
Not necessarily. A professional of your own can investigate and explain the conditions that matter to you, within the scope of the agreed task.
In short
The condition report is an important document to work from, but not a definitive answer on the overall condition of the house.
Read the damage description together with the symbol. Look into question marks, look for areas that were not inspected, and compare the report with the seller's information, the electrical installation report, the energy label and other documents.
If possible work needs to be part of your finances, you can add up painting, floors, moving and your first projects in BoligKlar's Moving-in Calculator.
Also read the guide on renovation when buying a home.
BoligKlar gives you a second pair of eyes and an overview. The specific technical, legal and insurance assessment depends on the home, the documents and your agreements.
Sources
- Boligejer.dk om tilstandsrapporten (on the condition report)
- Sikkerhedsstyrelsen om symbolerne i tilstandsrapporten (Danish Safety Technology Authority on the symbols in the condition report)
- Sikkerhedsstyrelsen med spørgsmål og svar om huseftersyn (Danish Safety Technology Authority Q&A on home inspections)
- Boligejer.dk om reglerne for tilstandsrapporter (on the rules for condition reports)
- Boligejer.dk om Huseftersynsordningen (on the home inspection scheme)
- Sikkerhedsstyrelsen om tilstandsrapporten og Huseftersynsordningen (Danish Safety Technology Authority on the condition report and the home inspection scheme)
- Boligejer.dk om tilstandsrapporter og ejerskifteforsikring (on condition reports and change-of-ownership insurance)
Frequently asked questions
What is a condition report?
It is a report from a certified building surveyor on visible damage and visible signs of possible damage to the home.
Is a condition report required by law?
No. The home inspection scheme is voluntary, but the report is central if the seller wants to use the scheme and the buyer is to be able to take out change-of-ownership insurance on that basis.
How long is a condition report valid?
It is valid for 6 months from registration. The electrical installation report is a separate document and is valid for 1 year.
What does red mean in the condition report?
Red means critical damage where the function of the part of the building has already failed or is expected to fail in the short term.
What does yellow mean?
Yellow means serious damage that is expected to make the part of the building fail in the longer term and may affect other parts of the building.
What does grey mean?
Grey means less serious damage that does not affect the function of the building or the part of the building.
What does the question mark mean?
It marks a condition that should be looked into further to clarify whether there is serious or critical damage.
Do K1, K2 and K3 still apply?
You may see them in older reports. Reports made after the change in 2020 use grey, yellow, red and a question mark.
Does the report show mould?
Visible signs may be recorded, but the report is no guarantee that hidden mould will be found.
Can I use the report to calculate renovation costs?
The report can point to relevant conditions, but it does not contain an overall renovation budget. The solution and price require a closer assessment and possibly specific quotes.
Does the report cover electrical installations?
No. They are covered in the separate electrical installation report.
Is the report enough when buying an older house?
It depends on the home and the conditions recorded. The report can be supplemented with documents, specialist investigations and an inspection ordered by the buyer.
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