1. What to know before you make an offer on a house
In 39 of 76 houses in our data the surveyor found deviations from the BBR register, and in 29 there are buildings on the plot that are not in the register. An extension, shed or conservatory "outside the register" means questions about permits, insurance and tax. The listing will not tell you.
What should you look out for when buying a house in Denmark?
Four things: the condition of the house (tilstandsrapport and electrical report), the real owner costs (ejerudgift with your tax, not the seller's), the price against similar sales, and what was not inspected. In our data of 76 reports, part of the house was not inspected in 52. That is where surprises hide most often.
Read more: How to check a home before you buy →
How does buying a house in Denmark work?
The typical route: loan approval from the bank → viewings → reading the sales documents → offer via a purchase agreement (købsaftale) with conditions → lawyer's review → deposit → registration of the deed (skøde) → handover of the keys. From offer to keys usually takes 1-3 months, and the handover date is in the contract.
Read more: Who does what when you buy →
What does it cost to buy a house on top of the price?
Besides the price: a deposit of at least 5%, registration of the deed (DKK 1,850 + 0.6% of the price), registration of the mortgage (DKK 1,825 + 1.25% of the loan from 2026), a lawyer, half of the ejerskifteforsikring and the bank's loan costs. On a DKK 2 million house with an 80% loan, registration alone costs about DKK 35,700.
Read more: What buying a home costs →
Which documents should you get when buying a house?
The listing (salgsopstilling), tilstandsrapport, elinstallationsrapport, energy label, the ejerskifteforsikring offer, the seller's answers (sælgers oplysninger), a BBR extract, easements and the owner budget. The agent provides all of this for free. If something is "not ready yet", write it down: do not make an offer without these documents.
How many viewings should you have before buying a house?
At least two: one with your heart and a second with a list of questions from the reports. Do the second viewing in daylight, after rain if possible. Look at the loft, the basement, the bathroom and the places the surveyor marked "not inspected". Bring a torch and a moisture meter.
Can you withdraw from buying a house in Denmark?
Yes. A buyer of a private home has a right of withdrawal (fortrydelsesret) of 6 working days from the day the seller signed the purchase agreement. It costs 1% of the price, paid to the seller. You get out for free with a lawyer clause (advokatforbehold) if the lawyer does not approve the deal.
Read more: Making an offer with conditions →
When should you not buy a house?
When the price eats the whole budget and there is no repair buffer, when you plan to live in the house for less than 4-5 years, when the report has several red items in the roof, basement or bathroom and the seller will not lower the price, and when important parts of the house have not been seen by anyone.
Before any offer, I would compare not house with house but document with document: the listing, the report, the seller's answers and BBR. Most of the money hides where those four papers say different things. Yurii Khlivnenko, founder of NordIndsigt
2. Tilstandsrapport: the condition report
None of the 63 reports we reviewed in detail mention radon, only 8 mention the sewer, and a sewer TV inspection is not recommended even once. That is how the law works: these things are not in the tilstandsrapport. "A clean report" means "clean in what was inspected".
What is a tilstandsrapport?
A report on the technical condition of the house, written by an independent certified surveyor (beskikket byggesagkyndig) on the seller's order. It describes visible damage: roof, walls, windows, wet rooms and basement. Together with the electrical report and the insurance offer it is part of the huseftersyn system, which releases the seller from liability for most hidden defects.
Read more: How to read the tilstandsrapport →
What does a tilstandsrapport cover?
Only what the surveyor saw during the inspection: visible damage and signs of damage. He does not open up structures, check the sewer, assess cosmetics, wear and aesthetics, measure radon or look for asbestos in materials. Areas he could not reach are marked "not inspected" (ikke besigtiget).
What do the colours in a tilstandsrapport mean?
Each finding is marked with a little house in a colour. Red: critical damage that can harm other parts of the house. Yellow: serious damage, a part of the house is not working as it should. Grey: minor damage. Black: needs further investigation. The colour tells you the type of problem, not the repair price.
What does a red house in a tilstandsrapport mean?
Critical damage: if it is not fixed, it will soon damage other parts of the house. Typical examples: cracked joints in the bathroom, a leaking roof, rot. 69 of 76 reports in our data had at least one red item. What matters is not that there is red, but what is behind it and what the repair costs.
What does a yellow house in a tilstandsrapport mean?
Serious damage: the part of the house no longer works as it should, but does not damage the parts around it. For example a misted double-glazed unit or a worn covering. Several yellow items in one area are often more expensive than one red, so add up the costs, not the colours.
What does K3 mean in a tilstandsrapport?
K0-K3 and UN are codes from the old report format, still seen in older documents and in conversation. K3 corresponds to critical damage (red today), K2 to serious (yellow), K1 to minor (grey), and UN means "needs investigation" (black).
How long is a tilstandsrapport valid?
For the seller to be protected by the huseftersyn system, the report must be no older than 6 months when the buyer receives it. In our data, 17 of 74 reports had already expired at the time of sale. An expired report does not prevent a purchase, but it changes who is liable for what.
Read more: Report validity and "not inspected" →
When does the tilstandsrapport need renewing?
If the house is for sale for more than 6 months, the seller must order a new report to keep the protection. Many sellers do not. Check the report date before the first viewing.
Who pays for the tilstandsrapport, and what does it cost?
The seller pays, because it is his way of being released from liability. The surveyor sets the price, which depends on the size and type of house. For the buyer the report is free: the agent must hand it over.
Can you see previous condition reports for a house?
Sometimes. You can ask the agent or the seller for earlier reports. If the house was sold recently, the old report shows what damage there was then and whether it was fixed. If an old red item has disappeared without a repair invoice, that is a question for the agent.
Can you buy a house without a tilstandsrapport?
Yes, the law does not forbid it. But then the seller is not released from liability for hidden defects, and you will not get ejerskifteforsikring on normal terms. Without a report, hire your own surveyor and write a condition into the contract.
What is not included in a tilstandsrapport?
By law, the following are not included: the sewer, radon, asbestos in materials, cosmetics and wear, aesthetics, everything hidden behind walls and under floors, and areas the surveyor could not reach. In our data, radon is not mentioned in any of 63 reports, and the sewer in 8. These risks must be checked separately.
Does the tilstandsrapport show everything about the house?
No. It shows the visible condition on the day of the inspection. It does not show: whether there are permits for extensions (in 29 of 76 houses there are buildings outside BBR), whether the seller's answers match the report, what repairs will cost, or whether the bedrooms are legal. The report is a snapshot; the house's history is not in it.
What does a red item for an escape window mean?
A bedroom must have a window you can climb out of in a fire (redningsåbning). If the window is too small or does not open, the surveyor gives a red item. 19 houses in our data had exactly this item. The practical consequence: a room in the listing may be counted as a bedroom although under the rules it is not.
What does it mean when a building is not registered in BBR?
BBR is the national building register. If a shed, extension or carport stands on the plot but is not registered, it may have been built without a permit. Consequences: questions from the municipality, problems with insurance, a different area for tax. There were BBR deviations in 39 of 76 houses.
What is a good tilstandsrapport?
A fresh one (under 6 months old), with almost no "not inspected" areas, no red items in the roof, basement and bathroom, and explanations that match the seller's answers. A "clean" report is no guarantee: check whether the surveyor got into the loft and under the house at all.
I read the tilstandsrapport from the back: first "not inspected", then the red items, and only then the rest. What matters most is not what the surveyor found, but where he did not get to. Yurii Khlivnenko, founder of NordIndsigt
3. Electricity and energy
36 of 63 houses in our data had energy label C, although 58 of 63 were built in 1950-1990. The reason is not the walls: 50 of 63 are on district heating (fjernvarme), and the energy label formula counts that source with a favourable factor. The letter improves, but draughts, cold floors and a damp corner stay.
What is an elinstallationsrapport?
An electrician's report on the condition of the wiring, fuse board and sockets. The seller orders it together with the tilstandsrapport. It shows illegal installations and risks of fire or electric shock. The bill to fix the dangerous items is often a few thousand kroner.
Read more: What electrical report findings cost →
Why does almost every electrical report list "illegal installations"?
Because "illegal" means "not done to the rules", usually by the owner: a socket without earthing, a loose cable, a box without a cover. 54 of 55 detailed electrical reports in our data had at least one such item, and 37 of 63 houses had sockets without working earthing. Most fixes are cheap, but items marked "fire risk" should be done before you move in.
What does "strømforsyning kan ikke lokaliseres" mean in the electrical report?
The electrician could not find where a socket or light gets its power, for example because the wiring is hidden behind panelling. In our data this happened 14 times. It is not necessarily a problem, but it is a place nobody checked. Ask the seller who did the electrics and whether there are papers.
How long is an elinstallationsrapport valid?
1 year from the inspection. If the house is for sale for longer, the report must be renewed to protect the seller. Compare the date with when you received the documents.
What does an elinstallationsrapport cost?
The seller pays, as for the tilstandsrapport. The electrician sets the price. For you as a buyer, the price of fixing what was found matters more than the price of the report.
What do energy labels C, D, E or F mean?
The energy label (energimærke) shows the house's energy efficiency on a scale from A2020 (best) to G. For an older house, C is considered a good level, D and E are normal for houses from 1960-1980, and F and G mean high heating bills. The report has a list of measures with indicative cost and saving.
How long is an energy label valid?
10 years. The seller must provide a valid energy label. If the label is 8-9 years old, the figures may have changed: check whether the windows, insulation and heating are the same.
Does a good energy label mean a warm house?
Not necessarily. The energy label is calculated from standard use and with factors for the energy source. District heating and solar panels "pull up" the letter even if the walls, floors and windows are old. According to Bolius, almost one in four energy labels contains errors. The letter does not show comfort, draughts or damp.
Can you improve the energy label with solar panels?
Yes, solar panels improve the energy label (Bolius). But they do not insulate the house. If the seller put up panels before selling, look at the roof's condition: on an old roof the panels have to come off when the roof is replaced, and that is a separate bill.
How much does the energy label affect the house price?
According to Bolius, each better letter adds on average about DKK 500 per m² to the price. For a 130 m² house, a step from D to C is roughly DKK 65,000. So it pays for the seller to pull the letter up cheaply, and for you to check exactly how it was pulled up.
Read more: How to improve the energy label, from best value to most expensive →
How can you improve a house's energy label?
Most often: insulate the loft, replace old windows, and switch from oil or gas heating to a heat pump or district heating. The energy label report itself says which measures pay off. Before you buy, put them in your first-year budget.
Where can you see a house's energy label?
On the Danish Energy Agency's site (sparenergi.dk), searching by address. You can see the current and previous labels there. Take the letter from the listing or the report itself, not from the first page of the PDF, where the technical text sometimes shows a wrong value.
I treat the energy label as a forecast of the bill, not as a grade for comfort. A house with a C and old windows can be colder than a house with a D and new ventilation. Look at the suggestions section of the report itself: it shows what the consultant sees as the weak point. Yurii Khlivnenko, founder of NordIndsigt
4. Ejerskifteforsikring: change-of-ownership insurance
The insurance does not pay for what is already written in the reports. So the more red items in the tilstandsrapport, the less the insurance protects you. According to Bolius, ejerskifteforsikring pays out in 3 cases out of 10, ordinary home insurance in 7-8.
What is ejerskifteforsikring?
The buyer's insurance against hidden defects that were already in the house at handover but are not mentioned in the reports. The seller offers it as part of huseftersyn and pays half the premium. It runs for 5 years, often 10 for an extra charge.
Read more: What ejerskifteforsikring does not cover →
What does ejerskifteforsikring cover?
Physical damage to the house that existed at the purchase, is not described in the reports and reduces the house's value or usefulness. For example rot in a structure the surveyor could not see. The extended version adds soil contamination, mould, illegal sewer pipes and more.
What does ejerskifteforsikring not cover?
Anything already written in the tilstandsrapport and electrical report, normal wear, cosmetics, what you could have seen yourself, and most "not inspected" areas. According to Bolius, the insurance pays out in 3 of 10 cases. So count the red items from the report as your own costs.
Who pays for ejerskifteforsikring?
The seller must offer it and pay half the premium to be released from liability. The buyer pays the other half. The premium is usually DKK 15,000-35,000 (Bolius), so your share is DKK 7,500-17,500 plus an excess per claim.
What does ejerskifteforsikring cost?
Usually DKK 15,000-35,000 for the whole period, depending on the house, its age and the insurer. A 10-year policy is about half as much again. Compare not only the premium but the excess (DKK 5,300 per claim in the 2026 offer we saw) and the add-ons.
Try the calculator: what you pay yourself →
When do you need to take out ejerskifteforsikring?
No later than the handover day (overtagelse). The lawyer usually arranges it together with the contract. If you miss the deadline, the seller is still released from liability and you are left without protection.
How long does ejerskifteforsikring last?
5 years as standard, or 10 years for an extra charge. Damage must be reported within the period. Defects that show up later are usually yours.
Does ejerskifteforsikring cover "not inspected" areas?
Mostly not. If the surveyor wrote that the loft or basement was not inspected, the insurer often treats the risk as known. So it is better to inspect a "not inspected" area yourself or with a surveyor before you sign.
How is ejerskifteforsikring different from home insurance?
Home insurance (husforsikring) covers sudden events after the purchase: storms, burst pipes, fire. Ejerskifteforsikring covers defects that were there before the purchase. You need both. The bank requires home insurance as a condition of the loan.
Can you decline ejerskifteforsikring?
You can. But if the seller offered it and is willing to pay half, he is released from liability even if you decline. So declining saves the premium but leaves you without protection against hidden defects.
What does an extended ejerskifteforsikring cover?
The extended version adds risks the basic one does not have: soil contamination (for example from an oil tank), mould, illegal or damaged sewer pipes, sometimes problems with building permits. The list differs between insurers. Read the terms before you sign.
I would count it like this: everything in the reports is my money; the insurance is only for what nobody could see. Yurii Khlivnenko, founder of NordIndsigt
5. Roof and asbestos
A seller can put solar panels on an old asbestos roof, and the energy label jumps. But when the roof needs replacing, the panels have to come down and go back up, and asbestos removal costs about DKK 750 per m² on top (DI 2026). A good letter does not make the roof any younger.
What is an asbestos roof?
A roof of corrugated fibre-cement sheets (eternit) made before 1984. Sheets from that time almost always contain asbestos (Bolius). An intact roof is not dangerous; the risk arises when sheets are broken, sanded or pressure-washed.
Read more: Asbestos roofs in 2026 →
What does an asbestos roof look like?
Grey corrugated or flat sheets, often with moss and lichen, on houses from 1950-1980. By eye you cannot tell asbestos from asbestos-free fibre cement. The roof's year or a lab test of a sample gives a certain answer.
When does an asbestos roof need replacing?
When the sheets crack, break, let water in, or the report gives a remaining life of a few years. Many such roofs last 30-40 years. Do the maths: if the roof has fewer years left than you plan to live in the house, the replacement is yours.
Try the calculator: price of a new roof →
How much does it cost to replace an asbestos roof?
At Dansk Industri's 2026 prices: about DKK 2,487 per m² with asbestos removal and DKK 1,737 without. For a 130 m² house on one floor the roof is about 160-170 m², so roughly DKK 400,000-420,000 with removal. Get two fixed quotes.
Can you paint an asbestos roof?
Yes, but without sanding and without pressure-washing. Paint extends the sheets' life by a few years; it does not remove the asbestos. If the report says "needs painting", it is often a sign the roof does not have many years left.
Can you clean an asbestos roof?
Only gently. High-pressure cleaning of asbestos roofs is being phased out from 1 July 2026 (DI). Removing a whole asbestos roof yourself has been banned since 1 January 2025 (Bolius). That work needs an approved firm.
How long does an eternit roof with asbestos last?
Usually 30-40 years, depending on pitch, maintenance and climate. Most such roofs in Denmark are near the end of their life. The remaining life is in the tilstandsrapport.
What does "fibercement herunder asbest" mean in the report?
The surveyor is writing that the roof is fibre cement that may contain asbestos. It is a warning: repairs or replacement fall under special rules and more expensive disposal. Use the price that includes asbestos removal.
What asbestos rules apply to private individuals?
Since 1.1.2025 a private individual may not remove a whole asbestos roof themselves. Small repairs are possible with protection and without dust. The waste is wrapped in plastic and taken to the recycling centre under the municipality's rules. Check your municipality's rules before starting.
Where do you dispose of asbestos sheets?
At the local recycling centre (genbrugsplads) that accepts asbestos, wrapped in plastic and without dust. Rules and fees differ between municipalities. Many centres require you to book in advance.
I would not walk away from a house because of the asbestos roof alone. I would walk away if the price ignored that the roof will have to be replaced in a few years for DKK 300,000-470,000. Yurii Khlivnenko, founder of NordIndsigt
6. Oil tank (olietank)
In 59 of 63 sales, the documents gave no clear answer about the oil tank. The most expensive scenario here is not digging it up for DKK 9,000-30,000 but contaminated soil: in an extreme case in Aarhus, the clean-up was estimated at DKK 7-8 million (Ingeniøren). The owner of the plot pays, which after the purchase means you.
What does "sløjfet olietank" mean?
The tank has been taken out of use: emptied, cleaned, disconnected and closed. It may be left in the ground or dug up. The owner must send a form to the municipality within 4 weeks of the work (Bolius). Ask for that document.
Read more: Buying a house with an oil tank →
What does "afblændet olietank" mean?
The tank's pipes have been blanked off so no oil can be filled. It is part of decommissioning, but the tank itself may still contain oil residue. Ask whether the tank was also emptied and whether there is a document.
When must an oil tank be decommissioned?
Deadlines are counted from the year of manufacture. For example, a buried steel tank without corrosion protection: 40 years, with protection 50, plastic 45. A tank from the 1970s should almost certainly have been decommissioned already.
Try the calculator: tank deadline →
How much does it cost to dig up an oil tank?
Bolius estimates DKK 9,000-30,000 to dig up and remove a buried tank. Emptying it and filling it with sand is cheaper: DKK 3,500-6,500. If the soil under the tank is contaminated, the clean-up can cost many times more.
Can you remove an oil tank yourself?
Emptying and cleaning are done by a firm with the right permit, because the residue is hazardous. You can find the tank and order the work yourself. The owner submits the form to the municipality.
How long can an oil tank stay in the ground?
A decommissioned tank may legally stay in the ground. But on sale or building work you are often asked to dig it up, and the bank or buyer may require a soil sample. A tank that has not been decommissioned should not stay there past its deadline.
How do you find an oil tank on the plot?
Look for the filler pipe and vent pipe by the house wall. Check BBR and the municipality's building archive. Ask the seller in writing. In 59 of 63 sales in our data the documents gave no clear answer about the tank.
Without a decommissioning document I would write a soil sample or a discount into the offer. The risk is rare, but it has the longest tail. Yurii Khlivnenko, founder of NordIndsigt
7. Damp, mould, radon and sewer
Fresh paint in the basement or on the bathroom ceiling is not necessarily a sign of good maintenance. The surveyor does not assess cosmetics, and a damp stain under new paint may not make it into the report. 22 of 63 detailed reviews had signs of damp or mould, 6 a damp basement.
Why is there damp in the house?
Three typical causes: water from outside (a failed drain, a leaking roof, water at the foundation), damp from below (from the soil into the basement) and damp from inside (drying laundry, poor ventilation). Find the cause before repairing, or the mould comes back.
How do you damp-proof a basement?
Most reliably from outside: dig out the foundation, insulate the wall and lay a perimeter drain (omfangsdræn). From inside, ventilation, a dehumidifier and correct insulation help, but they do not remove the cause.
Read more: What a damp basement costs →
How much does damp-proofing a basement cost?
A perimeter drain costs from about DKK 2,500 per running metre for a normal foundation to DKK 12,000 for a deep basement (Bolius, 2025 prices). Multiply the house perimeter by the price per metre: for 40 metres that is already DKK 100,000-480,000.
Can there be mould you cannot see?
Yes. Mould often hides in the loft, behind panelling, under the floor and in the basement. Signs: a musty smell, stains, damp and condensation on windows. The surveyor only sees what is visible. If the loft is "not inspected", the risk has not been checked.
What does mould removal cost?
It depends on the area and the cause. Treating a small area costs a few thousand kroner. If the mould is in the structure, materials have to be replaced and the ventilation fixed, and the bill can grow many times over. First a professional assessment, then a price.
Read more: What mould removal costs →
What is radon?
A radioactive gas from the ground, with no smell or colour. It enters the house through cracks in the floor and foundation. Long-term exposure raises the risk of lung cancer. The recommended level in homes is below 100 becquerels per m³.
How do you measure radon?
A dosimeter sits in the living rooms for 2-3 months, ideally between October and April. A measurement costs about DKK 500-1,300 (Bolius via Tænk). Check that the firm uses an accredited laboratory.
What does radon protection cost?
Simple measures (sealing cracks, better air exchange) cost little. An extraction system under the floor (radonsug) costs DKK 15,000-75,000 (Tænk). Houses built after 1998 have radon protection; in older houses the risk is higher.
Read more: What radon protection costs →
What is a sewer TV inspection?
A camera travels through the sewer pipes and shows cracks, roots, sags and blockages. It matters because by law the sewer is not part of the tilstandsrapport. Since 2024 there has been a voluntary sewer check (kloakeftersyn) for house purchases.
Read more: What a TV inspection costs →
What does sewer separation cost?
It depends on the plot, the length of the pipes and obstacles. It is often tens of thousands of kroner. The municipality notifies the owner of the deadline well in advance. Before buying, ask the municipality whether separation is planned on the street.
Where can you see the sewer on your plot?
In the sewer drawings (kloaktegninger) in the municipality's building archive. Many municipalities have an online archive (Weblager). If there are no drawings, a TV inspection shows the real condition and the route of the pipes.
Damp, sewers and mould are expensive because you cannot see them. If the basement or loft is "not inspected", I would go to the second viewing with a torch and a moisture meter, not a tape measure. Yurii Khlivnenko, founder of NordIndsigt
8. Price, offer and negotiation
All 10 houses in our data that were for sale for over 6 months cut their price. The asking price shows what the seller wants, and the days on the market show how much the market agrees. The date of the first listing is visible on Boligsiden in the listing history.
What is a normal discount on a house in Denmark?
On average about 5.5% across Denmark (Q4 2025, Finans Danmark data via boligvurderinger.dk). But the average hides a wide spread: a fresh listing in a popular area sells almost at the asking price, while a house that has stood for six months is often cut several times.
Read more: How much discount can you get →
How much can you negotiate off a house?
It depends on three things: how many days the house has been on the market, what similar houses nearby sold for, and what the reports say. In our data, all 10 houses that stood for over 6 months cut their price. Arguments from the reports (prices of red items) give the strongest position.
Try the calculator: discount →
How do you make an offer on a house in Denmark?
In writing, through a purchase agreement (købsaftale) prepared by the agent or your lawyer. The agreement states the price, the acceptance deadline and the conditions: lawyer, financing, sometimes a surveyor's inspection. A verbal offer commits neither side.
Read more: Making an offer with conditions →
What is an offer with conditions?
An offer that only becomes binding under certain conditions. The most common: the lawyer's approval (advokatforbehold), the bank's approval (finansieringsforbehold), your surveyor's inspection and the sale of your own home. The more conditions, the weaker the offer for the seller, but the better protected you are.
Is an offer on a house binding in Denmark?
An offer you have signed binds you as soon as the seller has accepted and signed it, unless the conditions give you a way out. Even then, the 6-working-day right of withdrawal applies, at 1% of the price. Before the seller signs, you can withdraw the offer.
How long does an offer on a house stand?
As long as you wrote as the acceptance deadline (acceptfrist). Often from a few hours to a few days. After the deadline the offer no longer binds you. A short deadline puts pressure on the seller but may irritate.
Can you withdraw an offer on a house?
Before the seller accepts, yes. After both sides have signed, the right of withdrawal applies: 6 working days from the seller's signature, at 1% of the price. You get out for free through a condition, for example if the lawyer does not approve the deal.
What does advokatforbehold mean in a purchase agreement?
A condition that the agreement only becomes binding once your lawyer approves it. The lawyer can reject the deal without giving a reason, and getting out is free (Dokument24). The deadline is usually a few working days. It is the buyer's cheapest protection.
What is a conditional purchase agreement?
An agreement that only takes effect once conditions are met: approval from the lawyer or bank, the sale of another home, or Ministry of Justice permission for a foreigner. Until the conditions are met, either side can withdraw under the agreement's rules.
Does the official valuation affect the sale price?
Not directly. The official valuation (ejendomsvurdering) is for tax, not the market price. The market price is shown by sales of similar houses nearby. But the valuation affects your future tax, so look at both figures.
Can a house be sold below the official valuation?
Yes, the market sets the price. But the deed registration fee is calculated at least on the latest official valuation if that is higher than the price. Worth knowing when you buy below the valuation.
You negotiate with arguments. "The house is expensive" the agent will not hear; "the bathroom with a red item costs DKK 80,000-180,000" he will. Yurii Khlivnenko, founder of NordIndsigt
9. Contract, deed and registration
The right of withdrawal is counted from the seller's signature, not yours. If the seller signs on a Friday evening, the weekend has already eaten part of your thinking days. Write the advokatforbehold into the offer before you sign.
What is a købsaftale (purchase agreement)?
The agreement between buyer and seller: price, handover date, what is included, conditions and payment deadlines. The seller's agent often prepares the draft but works for the seller. Your lawyer reads the agreement and proposes changes before it becomes binding.
How long do you have to sign a purchase agreement?
The law sets no fixed deadline. The seller or agent gives a deadline, and you decide whether you have time to read the documents. Do not sign under pressure: your protection is the advokatforbehold and the 6-working-day right of withdrawal.
What is a skøde (deed)?
The document that transfers ownership. It is registered in the land register (tinglysning). Only after registration are you officially the owner towards third parties, for example the bank or the seller's creditors.
Read more: What registering the deed costs →
What does a skøde cost?
A state fee of DKK 1,850 plus 0.6% of the price. The percentage part is rounded up to the nearest DKK 100. For a DKK 3 million house: DKK 19,850. Plus the lawyer's work if he prepares the deed, often a few thousand kroner.
Who pays for the deed and registration?
Usually the buyer: the deed fee and the fee for registering the mortgage for his own loan. The split can be agreed differently in the contract. The seller pays to discharge his own loans.
How long does deed registration take?
Digital registration often goes through automatically in a few days. If the document is picked for manual review, it can take longer. The lawyer can see the status on tinglysning.dk.
What is the difference between the purchase agreement and the deed?
The purchase agreement records the deal between you and the seller. The deed transfers ownership and is registered by the state. First the agreement, then the deed. In between come the deposit and the bank guarantee.
When does the buyer pay the deposit?
The deadline is in the contract. Usually within a few working days after the agreement has become binding and the lawyer has approved it. The money sits in an escrow account until handover. The bank guarantee covers the rest of the price.
The cheapest protection in the whole purchase costs DKK 0: the advokatforbehold in the offer. I would not sign a single offer without it. Yurii Khlivnenko, founder of NordIndsigt
10. Money, loans and tax
About 1 in 5 owners got a tax discount (skatterabat) after the 2024 reform, and the new owner does not get it (Nykredit). So the tax in the listing's budget may be too low for you specifically.
What percentage do you have to pay yourself when buying a house in Denmark?
At least 5% of the price from your own money (udbetaling). Up to 80% comes from the mortgage bank (realkredit), the remaining 15% from an ordinary bank. On top come fees, the lawyer and a repair buffer. On a DKK 2 million house: at least DKK 100,000 deposit plus about DKK 50,000-70,000 in costs.
What is the deposit (udbetaling)?
The part of the price you pay from your own money, at least 5%. The bank wants to see that money before approving the loan. A bigger deposit means a smaller loan and a lower mortgage registration fee.
How much can you borrow for a house in Denmark?
The bank looks at income, debt and the budget after all costs. If total debt exceeds 4 times the household's annual income, banks are more cautious under the Financial Supervisory Authority's (Finanstilsynet) rules. Start with a pre-approval (forhåndsgodkendelse) before viewings.
What is ejerudgift?
The monthly owner costs besides the loan and heating: property tax, home insurance, waste collection, road association fees and so on. The figure in the listing is calculated with the seller's tax. Yours may be higher.
Read more: Owner costs: the listing figure is not what you pay →
What is included in ejerudgift?
Property value tax (ejendomsværdiskat), land tax (grundskyld), home insurance, waste collection and sometimes water, sewer and homeowners' association fees. Heating, electricity and the loan are not included.
How is Danish property tax calculated?
Two taxes. Ejendomsværdiskat: 0.51% of 80% of the official property valuation (1.4% on the part above about DKK 9.2 million). Grundskyld: the municipal rate per mille on 80% of the land value. You do not inherit the seller's tax discount.
Read more: Property tax 2027 →
Why does property tax rise in 2027?
The 2026 valuations are calculated as the 2024 valuations adjusted to 2026 prices. Where prices have risen, the tax rises from 2027 too. Municipalities cannot raise the grundskyld rate, only lower it. The increase can be frozen (indefrysning), but with interest until you sell.
Read more: Property tax 2027 →
How do interest rates affect property tax?
Not directly, but through prices. Lower rates push prices up, and 1-3 years later prices reach the official valuation and the tax. So a cheap loan today can mean a higher tax in a few years. Part of the mortgage interest is deducted from income tax (rentefradrag).
Will property tax fall if prices fall?
It can, because the valuation follows prices with a delay. In Nykredit's calculation for Frederikshavn, where prices fell slightly, the 2027 tax falls by DKK 127 a year, for example. But the seller's discount (skatterabat), which you will not get, stays fixed for him.
What is an ejendomsvurdering?
The official valuation of house and land by Vurderingsstyrelsen. It is the base for property tax. It is not the market price: the valuation can be higher or lower than actual sales.
I would calculate the budget with your tax, not the seller's, and with a repair buffer for at least the first 3 years. The bank looks at the loan; nobody but you will calculate the repairs. Yurii Khlivnenko, founder of NordIndsigt
11. Advisors, summer houses and andelsbolig
A sommerhus does not need an energy label (Bolius). You may be buying a house you plan to spend winters in as a pensioner, and nobody has worked out what it costs to heat.
What is a byggesagkyndig?
A building surveyor. A beskikket byggesagkyndig is state-certified and writes the tilstandsrapport for the seller. The buyer can hire their own surveyor to inspect the areas that were not inspected, or to check a specific problem.
Read more: Surveyor, lawyer or advisor →
When do you need your own surveyor?
When the house is old, important areas in the report are "not inspected", there are signs of damp or mould, or the seller's answers contradict the report. Bring the surveyor to the finalist, not to every house.
What does your own surveyor cost when buying?
Prices vary: a consultation usually DKK 2,000-6,000, an inspection DKK 3,000-7,000. Ask for 2-3 quotes and compare what is included.
Try the calculator: checks on several houses →
What does a property lawyer cost in Denmark?
Usually a fixed price: DKK 7,000-10,000 for a house or owner-occupied flat, DKK 4,500-7,000 for an andelsbolig. The deed is often included. Compare exactly what is included.
Is there a tilstandsrapport for a summer house?
Yes, the same huseftersyn rules apply to summer houses. The seller orders the tilstandsrapport and electrical report to be released from liability. Check the same things: roof, damp, sewer and "not inspected" areas.
Read more: Buying a sommerhus →
How much can you live in a sommerhus?
From 1 March to 31 October with no restrictions. In winter (November-February) only short stays, in total no more than half of the winter period (Bolius). A pensioner who has owned the house for at least a year may live there all year (borger.dk).
What does a sommerhus on leased land mean?
You buy the house but lease the land from another owner. Read the lease: term, rent, right to extend and what happens to the house when it ends. Banks are more cautious about lending on such houses.
What is the difference between ejerlejlighed and andelsbolig?
An ejerlejlighed is an owner-occupied flat with registration and an ordinary mortgage. An andelsbolig is a share in a housing cooperative: you buy a right of use, the price is capped by the rules, and you pay a monthly charge (boligafgift). What matters most in an andelsbolig: the cooperative's debt and finances.
How does the handover of a house work?
On the handover day you get the keys. Write down the meter readings, inspect the house and photograph everything that differs from the condition at the viewing. Tell your lawyer about any differences as soon as possible.
Read more: Your first year in the house →
Bring professionals to the finalist, not to every house. It saves thousands of kroner and time, and the decision is no worse for it. Yurii Khlivnenko, founder of NordIndsigt
12. Buying a house in Denmark as a foreigner
An EU citizen can buy an ordinary house without permission, but not a sommerhus. People find this out after signing the contract, and then the way out depends on whether a permission condition was written in.
Can foreigners buy property in Denmark?
Yes, if you have a registered residence (bopæl) in Denmark or have had one for at least 5 years. Otherwise you need permission from the Ministry of Justice. What counts is bopæl, not citizenship.
Read more: Foreigners buying property in Denmark →
Can EU citizens buy a house in Denmark?
A year-round home, yes, without separate permission. A sommerhus cannot be bought by an EU citizen without bopæl in Denmark unless permission is granted. This is where people most often go wrong.
Can a foreigner buy a summer house in Denmark?
Only with bopæl in Denmark or with Ministry of Justice permission, which is granted as an exception. Processing usually takes 2-4 months (Civilstyrelsen). Apply before the purchase or together with the contract.
How long does buying a house in Denmark take?
From offer to keys usually 1-3 months. Get loan approval before you start looking. If you need Ministry of Justice permission, add 2-4 months.
How does a foreigner get a mortgage in Denmark?
Start with the bank, not the house. The bank looks at your residence permit, employment contract, income in Denmark and credit history. A temporary status often means a bigger deposit. Approval first, then the offer.
Is there property tax in Denmark?
Yes, two: property value tax (ejendomsværdiskat, 0.51% of 80% of the valuation up to about DKK 9.2 million) and the municipal land tax (grundskyld). They are paid monthly through your tax card.
For a foreigner, the order matters more than speed: bank first, then permission, then the house. Do it the other way round and you risk losing the house or 1% of the price. Yurii Khlivnenko, founder of NordIndsigt
My view
Most of these questions people ask one at a time, when they have already fallen for a house and are in a hurry. But the questions are connected: a "red item" affects the insurance, the insurance affects the budget, and the budget affects the offer. I would not read this page from the top but from the section you have reached, and always look at section 7: damp, sewers and mould are most often what nobody checked.
Yurii Khlivnenko, founder of NordIndsigt
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