What is the difference between BRA and P-ROM?

BRA (bruksareal / usable area) is the total area within the external walls. P-ROM (primærrom / primary rooms) is the portion of BRA used for permanent occupation, such as living room, bedrooms and kitchen. Storage rooms and garages are not counted as P-ROM.

How long does an area measurement take?

A measurement typically takes one to two hours, depending on the property's size. You receive the completed report with floor plans within two working days.

Why does the area differ from what is stated in the sales prospectus?

Older measurements were often carried out under different rules. NS 3940 was revised in 2012, which can cause discrepancies. A new measurement gives you the correct area under current standards.

Do I need area measurement when selling?

Yes. The building condition report under the Norwegian regulations on safer property sales requires that the area is measured to NS 3940. Incorrect area can lead to claims from the buyer under the Norwegian Sale of Property Act (avhendingsloven).

Area Measurement and Floor Plans in Oslo

Area measurement to NS 3940

NS 3940 is the Norwegian standard for area and volume calculation of buildings. The standard defines how BRA, P-ROM and S-ROM are calculated.

We use a laser measuring tool and record all rooms. The result is a precise area calculation that satisfies the requirements of the building condition report and the Norwegian Sale of Property Act.

Digital floor plans

Together with the area measurement, we deliver digital floor plans to scale. The floor plans show room layout, area per room and total BRA. They are used in the condition report and in the sales documentation.

When do you need area measurement?

When selling a property — The condition report requires up-to-date area measurement to NS 3940.
When letting — Correct area ensures proper rent levels and insurance cover.
After renovation — A changed floor plan requires a new measurement.
In area disputes — An independent measurement provides documentation both parties can rely on.

BRA, P-ROM and S-ROM

BRA (bruksareal) is the total internal area measured from the inside of the external walls. P-ROM (primærrom) comprises rooms for permanent occupation: living room, bedrooms, kitchen and bathroom. S-ROM (sekundærrom) covers secondary rooms such as storage, garage and utility rooms.

When selling, P-ROM is the figure buyers focus on most. Errors in P-ROM can cause price discrepancies of several hundred thousand Norwegian kroner.

Frequently asked questions