Guide · Buying a house
House inspection in Sweden: meeting your duty to investigate
When buying a house in Sweden, you have a far-reaching duty to investigate (undersökningsplikt) under the Land Code (Jordabalken) — defects you should have discovered can't be claimed against the seller afterwards. Here's how pre-purchase inspections of houses work in Sweden, what they cost, what's included and the defects that cost the most to miss.
01Your duty to investigate under the Land Code
When buying real property (a house, townhouse, or holiday home), Chapter 4 of the Land Code applies. Under Section 19, you can only invoke defects you shouldn't have discovered through a sufficiently thorough inspection. In practice this means you as the buyer bear the entire risk for anything a competent inspector would have found — even if the seller didn't know about it.
That's why a pre-purchase inspection isn't a formality but your most important legal safety net. Without a report you have no proof of what was visible at the time of purchase — and therefore no way to claim a price reduction or cancel the deal.
02What does a house inspection cost?
03What's included — and what isn't
| Included (visual) | Requires add-on / specialist |
|---|---|
| Roof, facade, windows | Thermal imaging |
| Cold attic, crawl space (accessible parts) | Moisture measurement, mould analysis |
| Bathroom, kitchen (visual) | Moisture detection behind tiles |
| Foundation, drainage (accessible part) | Test pits, radon |
| – | Electrical, plumbing, ventilation, pests, asbestos/PCB |
04Seven defects that cost the most to miss
Moisture in the crawl space. Common in outdoor-air-ventilated foundations from the 1960s–80s. Fix (dehumidifier + remediation): 60,000–150,000 kr.
Leaking roof. Tile/concrete roofs over 30 years old or metal roofs over 25 years are a warning sign. New roof: 150,000–400,000 kr depending on size.
Single-layer render facade (enstegstätad putsfasad). Built 1998–2007 with exterior render and no air gap. A classic risk construction — extensive moisture damage. Replacement: 300,000–800,000 kr.
Drainage past its lifespan. Drainage lasts roughly 30–40 years. A damp basement wall or salt efflorescence are warning signs. Re-drainage: 80,000–200,000 kr.
Radon from blue concrete (blåbetong). Mainly houses built 1929–1975. Measurement takes 60 days but costs almost nothing. Fix (radon extraction/ventilation): 30,000–80,000 kr.
Fuse box without a residual-current device. Required in bathrooms since 1994. Upgrading the fuse box and electrical installation: 30,000–80,000 kr.
Eternit and asbestos. Facade panels, pipe insulation and flooring from before 1982. Remediation costs 500–1,500 kr/sqm and requires a certified contractor.
05Documents to request before you bid
The inspection is visual only — most of what really tells the house's history is in the paperwork. Request these from the real-estate agent:
- Seller's disclosure form / questionnaire (renovation history, known defects)
- Energy performance certificate (energy class, heating costs)
- Building permits and final approvals for all extensions
- Control plan for wet rooms (industry rules BBV/GVK)
- Any previous inspection report if the seller commissioned one
- Easements, joint facilities, zoning rules (from the Land Survey / Lantmäteriet)
- Radon measurement if the house was built 1929–1975
Frequently asked questions
What does a house inspection cost in Sweden?
A pre-purchase inspection (överlåtelsebesiktning) of a normal-sized house costs 8,000–15,000 kr. Add 2,000–5,000 kr for moisture measurements in wet rooms or a crawl space. Radon measurement costs almost nothing but takes 60 days — order it well in advance.
Is a house inspection mandatory?
No, but in practice it's unavoidable. Under Chapter 4, Section 19 of the Swedish Land Code (Jordabalken), you as the buyer have a far-reaching duty to investigate (undersökningsplikt): defects you should have discovered during a thorough inspection can't be claimed against the seller afterwards. An inspection is how you fulfil that duty and protect yourself.
What's the difference between an överlåtelsebesiktning and a jordabalksbesiktning?
Överlåtelsebesiktning is the common term and follows SBR's model — a visual review of all accessible parts. A jordabalksbesiktning (Land Code inspection) is an extended version explicitly designed to satisfy your duty to investigate under the Land Code. It costs a bit more but gives you stronger legal protection.
Who pays — the buyer or the seller?
Traditionally the buyer pays for their own inspection. It's increasingly common, though, for the seller to commission an inspection and share the report with prospective buyers. Read that report carefully but don't trust it blindly — supplement it with your own checks of any parts marked as not inspected.
What isn't included in a standard inspection?
Only what's visually accessible is examined. Electrical systems, plumbing, ventilation, radon, energy performance, pests and environmental hazards (asbestos, PCB) require their own specialists or measurements. The crawl space and cold attic are included, but only the parts the inspector can reach without demolition.
How old can an inspection report be?
A seller's inspection report older than 6 months should be supplemented — moisture readings in crawl spaces and wet rooms in particular can change quickly. If the report is over a year old, demand a new inspection before you bid.