What does the ejerudgift include?
The ejerudgift is a legally required figure in the sales particulars (salgsopstilling). It typically covers property taxes (land tax and property value tax), the owners' association's common charges, buildings insurance and similar fixed items. Sounds comprehensive — but notice what's missing.
What does the ejerudgift not include?
- Consumption: heating, water and electricity — often 1,000–2,500 kr/month depending on the home and its energy standard.
- Repayments on the owners' association's joint loans: if the association borrowed for a new roof or balconies, you pay through the common charges — and the increase can sit outside the listing's figure.
- On-account (aconto) charges: heating and water advances are billed separately.
- Your own loans: mortgage and bank loan payments are of course entirely outside the ejerudgift.
- Maintenance: everything the house or the association will eventually demand.
Example: 2,374 kr in the listing, 6,500–7,500 kr in reality
An owner-occupied apartment was advertised with an ejerudgift of 2,374 kr/month. Once we added consumption, on-account charges and the association's situation, the real monthly costs came to 6,500–7,500 kr/month:
| Item | In the listing | In reality |
|---|---|---|
| Ejerudgift (taxes, common charges etc.) | 2,374 kr/mo | 2,374 kr/mo |
| Heating, water, electricity (consumption + aconto) | — | ~2,000–2,700 kr/mo |
| Other fixed items and the association's situation | — | ~2,100–2,400 kr/mo |
| Total per month | 2,374 kr | 6,500–7,500 kr |
The difference is up to 5,000 kr a month — more than 60,000 kr a year. None of it was illegal or hidden in a legal sense: the numbers were in the documents. They just weren't in the listing.
How to check the numbers yourself
- Get the salgsopstilling (sales particulars) and read the ejerudgift specification — item by item.
- Ask for the current owner's consumption figures: heating, water, electricity for the last year.
- For an apartment: read the owners' association's accounts and the latest general-meeting minutes. Look for joint loans, planned major works and announced increases in common charges.
- Check the energy label against the building's age — a poor label means a high heating bill.
- Add it all up — and compare with your monthly pain threshold including your own mortgage and bank loan.
Questions for the estate agent
- "What are the total monthly costs including consumption — not just the ejerudgift?"
- "Does the owners' association have joint loans, and are there planned works that aren't financed?"
- "Can I see the consumption figures for the last year?"
This is general information, not financial advice. Always talk to your bank and an independent advisor before signing.