Guide · Documents

How to read the Danish condition report — and what it doesn't tell you

The tilstandsrapport is the most important technical document in a Danish house purchase. But it's often read wrong — and what's not in it matters at least as much.

The colours: what do RED, YELLOW, GREY and BLACK mean?

Since October 2020 the building surveyor marks damage with colours instead of the old K-numbers:

RED — critical damage. Damage that has already caused, or will very soon cause, the building component to fail. Consequential damage is likely.

YELLOW — serious damage. The component will fail in the longer term. YELLOW sounds milder than RED — but the bill can be the same, just later.

GREY — minor damage. Doesn't noticeably affect the component's function.

BLACK — possible damage. Issues that should be investigated further. In practice: "we couldn't see it properly". This is often where the surprises hide.

Reports from before October 2020 use the old scale K0–K3, where K3 is the most serious — plus "UN" for issues that should be investigated further.

Three classic misreadings

  • "No reds = fine house". Ten YELLOWs can together cost more than one RED. Read the descriptions, not just the colours.
  • "BLACK is probably nothing". BLACK means "should be investigated" — i.e. an unknown bill. Get it investigated, or price the risk in.
  • "The report covers the whole house". No — see the next section.

What the condition report does NOT cover

  • The sewer and pipes in the ground. Rats, cracked clay pipes and old wells are outside the report. Requires a CCTV inspection.
  • The legality of the electrical installations. That's the electrical installation report's domain — a separate document you should also read.
  • Whether appliances, boiler and heating actually work as such — the report assesses building components, not appliances.
  • Aesthetics and indoor comfort — draughts, noise, smells.
  • The finances: whether the ejerudgift is realistic, the association's loans, upcoming costs. None of that is here.
Also worth knowingThe condition report is commissioned by the seller as part of the Danish home-inspection scheme (it enables change-of-ownership insurance and releases the seller from part of the liability). The surveyor is independent — but the report is a snapshot of visible conditions, not a guarantee.

How to use the report as a buyer

  • Read all the descriptions — not just the overview. The details reveal the scope.
  • List the YELLOW + BLACK items and get contractor quotes on the biggest ones before you bid.
  • Cross-check with the electrical installation report and the energy label — the three documents together give the picture.
  • Use unresolved points as questions for the agent and as negotiation arguments.

Sources and further reading: boligejer.dk (the Danish home inspection scheme) · The Danish Safety Technology Authority · BBR

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Also read: Ejerudgift — what the listing doesn't tell you · Asbestos roofs — when are they a problem? · All frequent questions