Phase 5 · Life as a homeowner
A maintenance plan for your house: annual cycle, budget and records
When you have just got the keys, it is easy to see everything you would like to change. But the most important list is often less exciting: the gutter that needs clearing, the joint by the window that needs watching and the heating system that needs servicing.
A maintenance plan makes the tasks concrete. You can see what is urgent, what can wait and what you need to set money aside for.
In brief
Make the plan in four steps:
- Gather the condition report (tilstandsrapport), energy label (energimærke) and service papers
- Go through the home outside and inside
- Prioritise tasks by risk and consequence
- Spread checks and work over the year
The plan has to fit your home. A brick house from 1970 has different needs from a new flat or a timber house by the coast.
Maintenance or renovation?
Maintenance keeps a part of the building working and protects it from further wear.
Renovation often changes or improves the home more fundamentally.
| Task | Typical category |
|---|---|
| Clearing the gutter | Maintenance |
| Painting existing woodwork | Maintenance |
| Repairing a minor leaking joint | Maintenance or repair |
| Replacing all windows | Renovation or improvement |
| Putting in a new bathroom | Renovation |
The distinction can matter for the budget, permits, the association's approval and tax.
Use the condition report as the start, not the whole plan
The condition report describes visible damage and signs of possible damage using the method of the Danish home inspection scheme (huseftersynsordningen). It also contains a general description of the house type with points to watch for that type.[1]
Use the report to find:
- Recorded damage
- Possible damage that should be investigated
- Parts of the building with a shorter expected lifespan
- Things that could not be inspected
- General risks for the house type
The report is a snapshot. It does not necessarily cover all hidden issues and does not say exactly when each task should be done.
Prioritise by consequence
Start with issues that can develop or affect safety.
A simple order of priority could be:
Priority 1: safety and active damage
- Water getting in
- Electrical faults
- Smell of gas
- Loose parts of the building
- Overflowing drains
- No heating in winter
Priority 2: prevent things getting worse
- Cracked joints
- Flaking paint on exterior wood
- Blocked gutters
- Small leaks
- Early signs of damp
Priority 3: planned improvement
- Surfaces
- Comfort
- Energy improvements
- Changes to the layout
Have the relevant professionals assess the extent if you are unsure about the risk.
Make an annual maintenance cycle
An annual cycle spreads out checks and tasks so you do not have to remember everything at once.
Spring
- Look for winter damage on the roof and facade
- Go through exterior woodwork
- Check drains and gratings
- Look for damp in the basement and loft
Summer
- Plan exterior painting
- Go through windows, doors and joints
- Carry out planned work in dry weather
- Check the ground levels and rainwater drainage
Autumn
- Remove leaves from gutters and gratings
- Get the heating system ready for the heating season
- Check outdoor water installations
- Look at the roof and flashings before winter
Winter
- Keep an eye on condensation and indoor climate
- Plan next year's larger jobs
- Collect quotes and records
- Check the home's energy consumption
The timings are practical suggestions. Materials, weather and the manufacturer's instructions may call for a different plan.
Roof, gutters and loft
The roof protects the home from the weather.
Keep an eye on:
- Loose or damaged roof tiles
- Cracks and leaking seams
- Flashings around the chimney and roof penetrations
- Blocked gutters
- Water marks in the loft
- Damp insulation
Do not walk on a roof without proper safety equipment and professional knowledge. A visual check from the ground or the loft space can give you a first overview.
Facade, plinth and woodwork
Look for changes rather than judging the appearance alone.
That could be:
- New cracks
- Flaking
- Dark damp patches
- Deteriorated joints
- Wood that is going soft
- Water collecting at the plinth
Take photos from the same spot at intervals. This makes it easier to judge how things are developing.
Windows and doors
Windows and doors need both to close properly and to lead water away.
Check:
- Joints
- Fittings and hinges
- Woodwork
- Weather strips
- Condensation between panes
- Water marks under windows
The manufacturer's instructions and the material determine the maintenance. PVC, wood and aluminium are treated differently.
Damp and ventilation
Maintenance is also about indoor climate.
Cleaning and checking may be relevant for:
- Ventilation grilles
- Cooker hood
- Bathroom ventilation
- Filters in ventilation systems
- Drains and water traps
Read the guide on indoor climate and energy for signs of damp and ventilation problems.
Installations
Follow the service instructions for the heating system, heat pump, ventilation and other technical installations.
Keep:
- Service receipts
- Guarantees
- Manuals
- Photos
- The name of the company that did the work
Work on electricity, gas, water and sewers may require an authorised professional. See the guide on the home's installations.
Owner-occupied flat
In an owner-occupied flat (ejerlejlighed), responsibility for maintenance is shared between you and the owners' association (ejerforening).
The articles of association can determine responsibility for, among other things:
- Windows
- Balconies
- Pipes
- Soil stacks
- Facade
- Roof
- Shared installations
Read the maintenance plan and the minutes before you order work on anything that may be shared.
Maintenance budget
The budget depends on, among other things:
- The age of the home
- Materials
- Condition
- Size
- Installations
- Shared maintenance
- Planned projects
Make a concrete list with:
| Task | Timing | Price range | Buffer | Responsible |
|---|---|---|---|---|
| Gutter | Autumn | |||
| Woodwork | Summer | |||
| Heating system | According to service plan |
Compare quotes based on the same job description. Otherwise two prices may cover different work.
Records
Keep records of:
- What has been done
- When it was done
- Who did it
- Materials and products
- Guarantees
- Before and after photos
The records can be relevant for insurance claims, complaints and a later sale.
Tax deduction for tradespeople's work
The tax deduction for tradespeople's work (håndværkerfradrag) applies only to selected services and only to labour costs, not materials.
The Danish Tax Agency (Skattestyrelsen) states that the ceiling in 2026 is 9.000 kr. per person if the conditions are met.[2]
Always check the specific service and the current rules before ordering the work. Ordinary maintenance work is not automatically covered.
Your checklist
- The condition report has been reviewed
- Possible damage has been clarified
- Urgent issues have been prioritised
- I have made an annual cycle
- I know what the owners' association is responsible for
- Service plans are gathered in one place
- A budget and buffer have been set up
- Quotes are compared on the same basis
- Authorisation is checked where relevant
- Invoices and photos are kept
Common misunderstandings
The condition report is my maintenance plan
No. It is an important starting point, but not a complete plan.
Everyone should set aside the same percentage
No. The need depends on the specific home.
Small damage can always wait
Not if it develops or lets water into the structure.
The owners' association pays for everything outside
Not necessarily. Read the articles of association.
All work by tradespeople is tax deductible
No. Only selected services and labour costs can be covered.
Summary
A good plan turns maintenance into smaller, manageable tasks.
Use the reports, look at how things develop, prioritise by risk and keep records. Continue with the guide on renovation after buying a home if the job is bigger than ordinary maintenance.
BoligKlar gives you a second pair of eyes and an overview. The building assessment and the work itself belong with the relevant professionals.
Banks always include maintenance in your budget. You can see how it fits together with the loan and property taxes when you work out what the home costs per month.
Sources
Frequently asked questions
How do you make a maintenance plan?
Start with the reports and a physical walk-through. Prioritise by risk, put a timing and budget on each task and spread them over the year.
How much should I save?
Work it out from the home's condition, age and upcoming projects.
How often should woodwork be painted?
It depends on the material, previous treatment, weather and the manufacturer's instructions. Look at the condition rather than a fixed interval.
Does all damage in the condition report need to be repaired straight away?
No. But you need to understand how serious it is, how it may develop and what the consequences are. Get a professional assessment if in doubt.
What is the difference between maintenance and renovation?
Maintenance preserves function and condition. Renovation often changes or improves things more fundamentally.
Was this guide useful?
The expert behind the guide
Alexandra Haslebo · founder of BoligKlar
Has helped 1,000+ home buyers, before she founded BoligKlar.
Keep reading
Unsure about your next step?
20 minutes online with Alexandra, free. Sparring and overview, not financial advice.