Building Survey in Norway
If you are buying or selling property in Norway, you will encounter the tilstandsrapport — a standardised building condition report. This guide explains how the system works and what you need to know.
What is a tilstandsrapport?
A tilstandsrapport is a detailed inspection report that documents the technical condition of a residential property. It is prepared under the Norwegian regulations on safer property sales (forskrift til avhendingslova), with NS 3600 as the underlying technical standard, and is carried out by a certified building surveyor (takstingeniør).
The report covers all major building components: roof, facade, wet rooms, basement, electrical systems, drainage and interior. Each component receives a condition grade.
Condition grades (tilstandsgrader)
The regulations use four condition grades:
| Grade | Meaning |
|---|---|
| TG0 | No defects |
| TG1 | Minor defects — normal wear and tear |
| TG2 | Significant defects — should be repaired |
| TG3 | Serious defects — immediate action needed |
For TG2 and TG3 findings, the report includes an estimated repair cost. This gives buyers a realistic picture of potential expenses.
Wet room drilling
The Norwegian regulations on safer property sales may require inspection openings for wet rooms where relevant. The opening is normally made from an adjacent room to carry out moisture measurement in the construction behind the wet room. A hole saw with a minimum diameter of 73 mm is used, and the opening is sealed after inspection.
Moisture damage in wet rooms is one of the most common and expensive defects in Norwegian homes. Drilling is the only reliable way to check.
The Norwegian Sale of Property Act
Since January 2022, the avhendingsloven (Sale of Property Act) no longer allows sellers to use "sold as seen" disclaimers for residential property. This means sellers are responsible for undisclosed defects.
A tilstandsrapport protects the seller by documenting the property's condition at the time of sale. Defects described in the report are considered disclosed, meaning the buyer cannot claim compensation for them.
Area measurement (arealmåling)
Norwegian property sales require area measurements following NS 3940. This standard defines BRA (usable area) and P-ROM (primary rooms). Incorrect area measurements are a common cause of post-sale disputes.
What to expect as a buyer
- The tilstandsrapport is included in the sales prospectus (salgsoppgave).
- Read the report carefully before placing a bid. Pay attention to TG2 and TG3 findings.
- Repair cost estimates in the report can inform your bid price.
- If you want an independent second opinion, you can hire your own surveyor.
What to expect as a seller
- Order a tilstandsrapport before listing your property.
- The report protects you against post-sale claims for disclosed defects.
- Complete the selger's egenerklæring (seller's disclosure form) thoroughly.
- Consider repairing serious defects (TG3) before sale if cost-effective.