Buying a home is one of the biggest investments of your life, and a condition report (tilstandsrapport) is your window into the home's true condition. As a buyer, it's essential to understand the report's contents in order to make the right decision. At Bomae, we help more than 1,000 home buyers every year make sense of their condition report and ensure a secure home purchase.
What is a condition report? A condition report is your professional insight into a home's physical condition. It's prepared by a certified building surveyor, who thoroughly examines every part of the home to give you a complete overview of the house's condition, damage and potential problem areas.
Although it isn't a legal requirement to have a condition report prepared when selling a home, the vast majority of sellers choose to have one made. This is because the report, together with an electrical installation report and an offer of buyer's liability insurance (ejerskifteforsikring), releases the seller from the 10-year liability for hidden defects. The report is valid for 6 months from the date it was prepared.
How to read the condition report. A condition report consists of several important parts that together give you the full picture of the home's condition. Let's go through the key elements:
Building survey and rating system
When the building surveyor examines the home, each observation is rated according to its severity — from minor cosmetic issues (K0) to critical damage requiring immediate action (K3). To make it easy to get an overview, color codes are also used — where red markings require your special attention, yellow should be kept under observation, and gray notes are less serious.
For example, a K0 rating typically means ordinary wear and tear that doesn't affect the building's function. A K3 rating, on the other hand, is critical damage where the structure may be so compromised that it risks failing.
Seller's disclosures - important knowledge about the home
In the condition report you'll also find valuable information from the seller about the home's history. This could be previous repairs, known issues or special conditions relating to the house. This information is worth its weight in gold, as it often reveals important details about the home's maintenance and potential challenges.
Energy label - an important supplement
Alongside the condition report, you should also pay attention to the home's energy label (energimærkning). This is actually a legal requirement when selling homes over 60 m² and gives you a clear picture of the home's energy consumption and potential savings from energy improvements
Special focus: UN damage and risk assessment. A particularly important element of the condition report is UN damage — also known as developing damage. This type of damage can develop over time and become both more extensive and more expensive to fix. It's therefore essential to understand the potential financial consequences of this kind of damage.
Insurance and security
Buyer's liability insurance (ejerskifteforsikring) is your protection against hidden defects that weren't visible or mentioned in the condition report at the time of purchase. The insurance typically covers 5 or 10 years and can include anything from structural defects to illegal installations. However, it's important to be aware that ordinary wear and tear and conditions already mentioned in the condition report are not covered.
Bomae as your advisor. At Bomae we work exclusively with building surveyors certified by the Danish Safety Technology Authority (Sikkerhedsstyrelsen). Take, for example, Bue Højlund, who with over 12 years of experience has helped countless home buyers make the right decisions.
Our expertise has delivered documented results. In 2023 we helped home buyers with transactions worth more than 2.8 billion kroner, and our customers often achieve significant savings. For example, Lars from Copenhagen secured a price reduction of 195,000 kr. and now saves 15,065 kr. a year on financing.
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What does it cost? A condition report typically costs between 7,000 and 12,000 kr., depending on the size and complexity of the home. If the report needs to be renewed after 6 months, the price is often 50-70% of the original price.
At Bomae we offer transparent, fixed prices with no surprises. We tailor our services to your needs, so you only pay for what you need.
How we help you
When you choose Bomae as your advisor, you get a thorough review of the entire property and a professional assessment of the condition report. We give you concrete estimates for any repairs and use our findings to secure you the best terms in the purchase negotiation.
What our customers say "Throughout the whole process, Bomae was 'our guy.' We achieved a price reduction of 117,000 kr. and total financing savings of 314,150 kr. over 6 years." - Nina and Tim, Køge
"Why can't you give 6 stars? We got a price reduction of 195,000 kr. and now save 15,065 kr. a year on financing." - Lars Sohl, Copenhagen
Let us help you secure your dream home. Book a free, no-obligation call with one of our experts today.
