Guide · Buying a bostadsrätt
Apartment (bostadsrätt) inspection: how to read the report
Unlike buying a house, there's no statutory duty to investigate (undersökningsplikt) when you buy a bostadsrätt — but responsibility for the apartment's interior is entirely yours from the day you take possession. Here's how a bostadsrätt inspection works, what the report actually says, and the remarks that cost the most to miss.
01Two reports — not one
When you buy a bostadsrätt, there are two entirely different inspections to think about. Your own pre-purchase inspection covers the apartment's interior — kitchen, bathroom, surfaces, appliances. The BRF's inspection covers the building: risers/pipes, roof, facade, windows, ventilation. Both affect your wallet, but in different ways.
| What | Whose responsibility |
|---|---|
| Kitchen, bathroom, surfaces, appliances | You |
| Risers/pipes, roof, facade, windows | The BRF (via the monthly fee) |
| Radiators, ventilation | The BRF — but check the bylaws |
02What does it cost — and when is it worth it?
A visual pre-purchase inspection of a normal-sized apartment costs 4,000–8,000 kr. Moisture measurement in wet rooms is often an extra 1,000–2,000 kr. For an apartment with an old bathroom, original kitchen, or a listing that's vague about the condition, it's almost always worth the money — a single hidden leak can cost six figures to fix.
Rule of thumb
If the bathroom is older than 15 years or the kitchen older than 25 years — get it inspected. What you find is almost always enough to negotiate the price down several times over the cost of the inspection.
03Read the BRF's inspection report too — not just your own
The housing co-op (BRF) regularly commissions status inspections of the building. That report is gold: it lists all planned maintenance measures for the next 10–30 years, often with cost estimates. If a pipe replacement (stambyte) is three years away and unfunded, it means the fee will rise or a capital contribution will be requested.
Ask the estate agent for the report if it isn't already attached to the listing. If the agent refuses, that's a warning sign in itself.
04The six remarks that cost the most
Moisture in wet rooms. Moisture readings behind tiles or under flooring often mean a full bathroom renovation: 150,000–300,000 kr.
Old pipes (stammar). Pipes from the 60s and 70s are living on borrowed time. If a pipe replacement isn't planned by the BRF but the drains smell — expect a future fee increase.
Fuse box from the build year. Old fuses and a missing residual-current device (jordfelsbrytare) need replacing. Rewiring a three-room apartment costs 25,000–60,000 kr.
Original kitchen. An 80s kitchen still works but rarely seals well around the sink. Replacement including appliances: 80,000–200,000 kr.
Windows. Single glazing or condensation between panes? If it's your own responsibility under the bylaws, the bill lands on you: 8,000–15,000 kr per window.
Radon. Common in buildings from 1929–1975 built with blue concrete (blåbetong). A radon measurement costs almost nothing — remediation can cost 30,000–80,000 kr.
05Use the report during the bidding process
An inspection report with clear remarks is your strongest negotiating card. Add up the required fixes and present a concrete figure to the agent before you bid. The alternative — buying at full price and then discovering the defects — leaves you with essentially no right to claim your money back.
Checklist: before you place a bid
- Own pre-purchase inspection booked if bathroom > 15 years or kitchen > 25 years
- Moisture measurement done in all wet rooms
- The BRF's latest inspection report read
- Pipe-replacement plan checked — timing and financing
- Fuse box age verified, residual-current device present
- Division of responsibility checked in the bylaws (windows, radiators)
- Remarks costed out as a basis for your bid
Frequently asked questions
Do I have to get a bostadsrätt inspected?
No, it's not a requirement — but it's strongly recommended. You don't buy the building itself (the housing co-op, BRF, owns that), but you take over responsibility for the apartment's interior: surfaces, kitchen, bathroom, appliances and your own installations. An inspection, or at least reviewing the inspection report, gives you grounds to negotiate the price or walk away before bidding.
What does a bostadsrätt inspection cost?
A pre-purchase inspection (överlåtelsebesiktning) of a bostadsrätt normally costs 4,000–8,000 kr depending on the apartment's size and city. A simpler visual walkthrough can run around 2,500–4,000 kr. Moisture measurement in the bathroom is often an extra 1,000–2,000 kr.
Who pays for the inspection — buyer or seller?
For a bostadsrätt, it's usually the buyer who orders and pays for the inspection. Unlike buying a house, you don't have the same statutory duty to investigate (undersökningsplikt), but your right to claim hidden defects afterwards is limited — which is exactly why you have the most to lose by skipping it.
What's the difference between a pre-purchase and a status inspection?
A pre-purchase inspection (överlåtelsebesiktning) is done ahead of a purchase and documents the apartment's condition. A status inspection is broader and can be done at any time to plan renovations. For a bostadsrätt, a visual pre-purchase inspection is usually enough, complemented by moisture measurement in wet rooms.
What does the housing co-op's (BRF) own inspection cover?
The BRF inspects what falls under its responsibility: risers/pipes, roof, facade, windows, ventilation and common areas. You should always request the co-op's latest inspection report — it reveals planned and postponed maintenance projects that sooner or later show up in the monthly fee.
Let AI read the inspection report for you
Bokoll reads the inspection report, annual report and bylaws directly from your Booli or Hemnet link. All remarks are compiled with repair estimates and page references — so you know exactly what you're bidding on.