This is an informative pre-purchase analysis, built on your documents, for a buyer who doesn't necessarily read Danish building documents fluently. It is not an official valuation, not legal or financial advice, and not a structural survey; it does not replace your lawyer, bank, engineer or an authorised electrician. Every piece of information has a source; uncertain points are flagged. * "Owners' expenses" doesn't cover heating, electricity, water or maintenance; see "The real monthly cost" below. This report is built on a full set of documents (typical for a villa/terraced house). Your own report is built on whichever documents actually exist for that home. For an owner-occupied flat (ejerlejlighed) or a co-op flat (andelsbolig) the set is often different (e.g. the owners' association accounts instead of a condition report); we never guess figures for what's missing.
The home is genuinely 180 m² over 1.5 storeys on a large plot with cheap district heating, but it carries a cluster of moisture and safety defects and a critical electrical fault, both of which the sales particulars' "well maintained" and "handyman's special" play down. The asking price matches almost exactly what the street itself is trading at, so there's no hidden bargain in "below the public valuation." The negotiation has to be won on the documented defects, not on a mispriced listing.
The score is an illustrative summary of the analysis, not an official scale.
The sales particulars are the seller's story. Here the same home is held up against the three technical reports and the photos. Green = how it's marketed. Red = how it actually is.
Abbreviations: RCD = residual current device (protects against electric shock). RED/YELLOW/GREY = the condition report's severity grading (critical / serious / minor).
What's not in the listing, but should be in your offer.
Among 14 electrical faults, this is the one that matters most: the RCD doesn't trip on a fault: the very protection meant to cut the power before a shock becomes dangerous. The seller states no knowledge of electrical problems, which is exactly why an independent inspection matters. electrical report
Several red defects are connected: insufficient ventilation, ridge gaps sealed with moisture-absorbing mineral wool in contact with timber, and water ingress in the living room after the February 2026 storm. Small on their own, but together they form the cluster a surveyor needs to price first. RED #15/#16, YELLOW #23
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Eight defects are red. Most of them concern moisture in the roof and wet rooms, the most expensive type to leave alone because it develops out of sight.
| Grade | Defect | Source |
|---|---|---|
| RED #15 | Insufficient roof ventilation: insulation carried right up to the roof surface, ridge gaps blocked with mineral wool → risk of moisture build-up. The main cluster. | p.14 |
| RED #16 | Ridge gaps sealed with moisture-absorbing mineral wool in contact with timber → moisture uptake/decay of the wood. | p.14 |
| RED #12 | Defective welded seams in the vinyl floor of the first-floor bathroom (a wet zone, bathtub with no overflow) → water reaching the underlying structure. | p.14 |
| RED #13 | Leaking joint between the flap valve and the extractor duct → risk of condensation damage in the ceiling structure. | p.14 |
| RED #26 | Cracked corner joint in the shower recess → water reaching the structure behind it. (Same bathroom as the old tiled wall in the photo.) | p.16 |
| RED #8 | Failed sealant at several doors/windows → moisture into the structure. Cheap to fix, expensive to ignore. | p.13 |
| RED #2 | The balcony railing doesn't meet safety requirements: horizontal balusters, a child could climb it. Personal-injury risk. | p.12 |
| RED #29 | Missing sealant around the carport window → moisture ingress. | p.16 |
Notable yellow findings: decay of the barge boards/roof ends (#5, #6), cracking and flaking in roof panels on both faces (#7), decayed west window section plus balcony/utility door (#9, #10), pine-marten-damaged insulation in the eaves (#14), water ingress in the first-floor living room after the storm (#23), decayed carport door plus elevated moisture in its roof panels (#28, #30). condition report p.12-17
14 faults, all illegal by definition; what matters is the "fire/shock" subgroup. One stands out.
| Type | Fault | Source |
|---|---|---|
| SHOCK #3 | The RCD doesn't trip. The home's primary protection against electric shock: the most important fault in the case. | p.6 |
| FIRE #1 | The fuse board allows oversized fuses (missing base screw/matching). | p.6 |
| FIRE #14 | Illegal flexible cable used as fixed wiring in the carport (multiple locations). | p.8 |
| SHOCK #2 | Faulty test button on the RCD. | p.6 |
| SHOCK #5 | Missing effective earth conductor at one connection point in the bathroom. | p.6 |
The condition report does not cover cosmetics, wear or "taste" (that's excluded by law). But that's exactly what sets your first post-purchase budget. The agent calls the home a "handyman's special"; the photos confirm why.
| What the photos show | Category | Order of magnitude | Source |
|---|---|---|---|
| Wood-panel ceilings throughout the ground floor, varnished pine from the 1970s | Cosmetic | keep, or ~10-25k/room | photo |
| Carpet flooring in the living room plus the entire first floor, older | Hygiene / replace | ~20-50k (living room) + ~15-35k (1st floor) | photo |
| Very dated ground-floor bathroom: brown 1970s tiles. Same wet zone as the RED joint. | Function → safety | full renovation 80-180k | photo RED #26 |
| Sloped wood ceiling in the first-floor living room, sits above the roof/moisture cluster | Cosmetic / structural | ~15-40k, but moisture first | photo RED #15/16 |
| The balcony's timber, railing and beam end underneath | Safety + maintenance | see RED #2 / YELLOW #6 | photo condition report |
| Stair railing, old radiators and interior doors | Safety / cosmetic | ~8-20k (railing) + ongoing | photo |
| Kitchen: white frame doors, clean but an older style | Function / future | new kitchen 50-150k (optional) | photo |
Asking price 2,295,000 kr. (~12,750 kr./m²) sales particulars. That's below the 2022 public valuation (property value ●,●●●,●●● kr.) sales particulars p.7, but the public valuation is a tax base, not a market price.
What matters: a house on the same street sold [date] for ~●●,●●● kr./m², almost exactly the asking price arm's-length sales in the postcode. The district median is higher (~●●,●●● kr./m²), but the street trades lower because of proximity to a disadvantaged housing area. Conclusion: the asking price is not too high against the street; the gain has to come from the condition.
The owners' expenses figure isn't what you pay to live here. It covers tax, insurance and waste collection, not heating, electricity, water or maintenance.
| Item | Amount | Source |
|---|---|---|
| Owners' expenses (tax, insurance, waste collection, residents' association) | 2,374 kr./mo. | p.4 |
| Heating (district heating, seller's actual figure) | ~●,●●● kr./mo. | p.3 |
| Electricity + water | ~●,●●●-●,●●● kr./mo. | calculation |
| Maintenance reserve (a 1976 house, 8 red defects) | ~●,●●●-●,●●● kr./mo. | estimate |
| Real total running cost | ~6,500-7,500 kr./mo. | ≈ |
All figures are estimates / orders of magnitude, not tradesman quotes. Always get firm quotes. Steel underfloor-heating pipes cast into the slab: the pipe burst already repaired is not a one-off event but a sign of age; the next burst means breaking up concrete.
In practice: get two short professional assessments (electrical + structural) before bidding, and negotiate the repair into the deal, either as a price reduction or as a condition in the purchase agreement. That's the honest path to a price in the 2.10-2.35 million range instead of the asking price.
| Item | What we found | Source |
|---|---|---|
| Radon | The municipality is in radon class 1 (level ●.●-●.●%), the country's lowest class. The house is from 1976, i.e. without a legally required radon barrier (a requirement only from 1998). Not urgent, but worth measuring if you plan to live in the basement/ground floor permanently. | condition report p.7 |
| Soil contamination | The property is area-classified as "lightly contaminated": an automatic classification applied to all urban-zone soil, not a specific contamination case on this particular plot. It typically means special rules for disposing of excess soil if you dig or rebuild. | sales particulars p.3 |
| Flash flooding / low point (bluespot) | Not looked up address-specifically in this edition; it requires a map lookup in the municipality's climate atlas/DinGeo. Included in the full delivery. | missing, should be looked up |
| Groundwater level | Not looked up address-specifically, same note as above. | missing, should be looked up |
The agent's description mentions paths to school, childcare and shops, plus green walks in [local park] with a petanque court, exercise pavilions and a fire pit, and that the town centre is reached by car, bus or bike sales particulars p.1.
| Item | What we found | Source |
|---|---|---|
| Sun / orientation | The first-floor balcony is south-facing; the ground-floor terrace is covered and faces the same sunny direction, "following the sun west" in the afternoon. Good evening sun hours; no precise monthly measurement exists. | sales particulars p.1 |
| Drinking water | The property is connected to the public water supply, not a private well. That means ongoing, statutory water-quality testing, unlike a private well. | sales particulars p.3 |
| Rats | The seller states no knowledge of rats on the property. | seller's disclosure p.22 |
| Road/rail noise | Not looked up; miljøportal.dk's noise maps can give an address-precise picture. | missing |
| Mobile & broadband | Not looked up; check mobildaekning.dk and providers' coverage maps for the address. | missing |
| Item | What we found | Source |
|---|---|---|
| Registered easement (servitut) | A deed from [date] concerning building and use, plus the bylaws of "[residents' association name]", and the full text is on the property's page in the land register, not in the sales particulars themselves. | sales particulars p.7 |
| Residents' association / obligation | Compulsory membership of the residents' association. No security given to or from the association. Dues ~●,●●● kr./year are already included in the owners' expenses above. | sales particulars p.10, p.4 |
| Future land tax | The sales particulars themselves flag that the ongoing property-tax reform may change what the residents' association, and therefore each member, pays in land tax on shared areas. No one can yet cite a concrete figure. | sales particulars p.6 |
| Local plan | Not looked up; the municipality's plansystem.dk can show building rights, maximum building ratio and any planned future changes for the plot. | missing |
Most buyers assume the insurance covers "everything that goes wrong." It doesn't, and that difference matters exactly here, where we've already found 8 red defects.
| Item | Amount / assessment | Source |
|---|---|---|
| Registration fee on purchase (title deed) | ●●,●●● kr. | p.4 |
| Half of the change-of-ownership insurance premium | ●●,●●● kr. | p.4 |
| Agent's commission on a possible future resale | typically 1-3% of the sale price | general norm, not case-specific |
| The "parcelhusregel" (single-family home rule) | If you live in the house yourself, any gain on resale is, as a starting point, tax-free | general Danish tax law |
The energy label lists eight improvements. Two are cost-effective on their own; the remaining six become cost-effective if carried out alongside a renovation you'll be doing anyway (e.g. roof cleaning/asbestos work).
| Measure | Annual saving | Investment |
|---|---|---|
| Additional loft insulation (cost-effective now) | 300 kr. | 10,000 kr. |
| Installing solar panels (cost-effective now) | 2,700 kr. | 52,000 kr. |
| Interior insulation of sloped walls | 1,700 kr. | n/a depends on renovation |
| Additional insulation of the eaves | 1,000 kr. | n/a |
| Insulation of the gable end walls | 600 kr. | n/a |
| Window replacement (double glazing → energy-rated A glazing) | 1,000 kr. | n/a |
| Skylight replacement | 200 kr. | n/a |
| Utility-room door replacement (uninsulated today) | 200 kr. | n/a |
Smart timing: if the roof has to be opened up anyway for the asbestos replacement decades from now, that's the obvious moment to insulate the sloped walls and eaves cheaply in the same job.
| Structure | Status | Source |
|---|---|---|
| Carport | Its location is not correctly registered in BBR (the Danish building register). | condition report p.10 |
| Shed | Not registered in BBR at all. The floor area is only indicative, not surveyed. | condition report p.10 |
| "Hoppirum" workshop | The seller states: built partly as a self-build, year unknown. | seller's disclosure p.18 |
Recommendation: ask the seller for any building permit for the workshop, and plan your own BBR registration of the shed shortly after taking over, to avoid inheriting an unresolved issue.
The analysis is built on the sales particulars, condition report, electrical installation report, energy label and seller's disclosure documents plus public sources for market and geo-risk data arm's-length sales, registers. Costs are estimates, not quotes. The public valuation ≠ the market price. The growth rate is calculated from the asking price (not the sale price) and carries a caveat. Every claim is source-tagged; unknown fields are marked "not enough data." This does not replace a lawyer, bank, engineer or authorised electrician.
This is a blurred sample of a real BoligCheck. In your own report, every key finding and every blurred figure is sharp and address-precise, built on your own documents.
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