Inspection Openings and Moisture Measurement in Wet Rooms and Below-Ground Areas

Why are inspection openings made?

Bathrooms and below-ground rooms are the areas where hidden damage most often occurs in residential properties.

The visible surface may look fine even though there is moisture or damage inside the structure. For that reason, an ordinary visual inspection is not always sufficient.

An inspection opening (hulltaking) and moisture measurement provide a better basis for assessing whether there is moisture in the construction, whether there are signs of damage or deterioration, and whether there is a risk of further development.

It is important to be aware that this is a sample-based check. The examination applies to the point that is opened, not to the entire construction.

How is the procedure carried out in practice?

• The opening is made from an adjacent room
• The location is chosen where it is likely to provide the most relevant information
• The work is carried out as gently and as discreetly as possible
• For wall inspections, a hole saw with a minimum diameter of 73 mm is used
• After the inspection, a cover or cap is fitted over the opening

This is a common and accepted method in condition reporting.

What is being examined?

During the inspection opening and moisture measurement, the surveyor looks at matters such as moisture values in materials, discolouration or odour, signs of rot or deterioration, and the general condition in the opened area.

In some cases, the procedure may also give indications of how the construction has been built up.

It is important to emphasise that the condition of the entire construction cannot be established on the basis of a single opening.

Rooms below ground

Below-ground rooms, such as basements and lower-ground levels, are more exposed to moisture from the ground and surrounding masses. For that reason, the regulations impose stricter requirements for inspection in these areas. Here too, inspection openings and moisture measurement are used as part of the assessment where relevant.

Can inspection openings be omitted?

Yes. In some cases, inspection openings may be omitted. This must be assessed specifically in each individual case.

For example, this may be relevant where the dwelling is new or recently rehabilitated and there is good and relevant documentation, where the construction consists of masonry or concrete and the opening would provide limited relevant information, or where access is restricted, for example in apartments where adjacent walls belong to other units.

If the inspection opening is not carried out, the reason must be explained professionally and stated clearly in the condition report.

The main rule is nevertheless that inspection openings are carried out where this is relevant in order to assess the risk of hidden moisture damage.

What if the owner does not want this carried out?

The owner may refuse permission. In that case, the procedure is not carried out.

If the inspection opening is not allowed, this must be clearly stated in the condition report, together with the reason. The basis for the examination then becomes more limited.

The consequence is that certain issues, particularly hidden moisture damage, cannot be assessed with the same degree of certainty. This may create greater uncertainty about the condition of the property, for both buyer and seller.

Why is this important in a sale?

A condition report is intended to give the buyer as accurate a picture of the property as possible.

When relevant matters are examined and described, the risk of misunderstanding is reduced, the buyer has a better basis for assessment, and the seller has better documentation.

Matters that are clearly described in the report are regarded as having been disclosed under the Norwegian Property Sales Act (avhendingsloven).

How CR Takst works

CR Takst carries out condition reports in accordance with the regulations issued under the Norwegian Property Sales Act (avhendingsloven), using NS 3600:2018 within the applicable transitional period.

We carry out the necessary examinations where relevant, adapt the method to the property, describe findings clearly and understandably, and always state any limitations in the inspection.

The aim is a thorough and understandable assessment of the property’s condition.