Home Inspection Guide for Expats in Sweden: Your Complete Swedish Guide

Wilhelm Gunther25 januari 2026

A thorough property inspection is crucial to protect you as a buyer or seller in Sweden. This article provides a complete overview of what an inspection entails, why it is important, and how to proceed in Sweden.

What is a Property Inspection and Why is it Important in Sweden?

A property inspection, known as besiktning in Swedish, is a technical examination of a property, conducted by a certified property inspector (besiktningsman). The purpose is to identify any defects, shortcomings, or risks that may affect the property's value or function in Sweden. The inspection provides an overview of the property's condition and can help both buyers and sellers make informed decisions in the Swedish real estate market.

For the buyer, the inspection is an important tool for discovering hidden defects (dolda fel in Swedish law) that can lead to unexpected costs in the future. By identifying these defects in advance, the buyer can negotiate the price, demand action from the seller, or, in the worst case, withdraw from the purchase. For the seller, the inspection provides an opportunity to rectify any defects before the sale, which can increase the property's value and reduce the risk of future disputes. It is also an opportunity to be transparent with potential buyers and build trust in the Swedish context.

An inspection is particularly important when buying older houses in Sweden, where the risk of hidden defects is greater. However, even when buying newer properties in Sweden, an inspection can be valuable, as it can reveal shortcomings in construction quality or faulty installations. Understanding your rights and responsibilities as a buyer or seller in Sweden is crucial.

How Does a Property Inspection Work in Sweden?

An inspection begins with the inspector going through the property, both inside and out. The inspector examines, among other things:

Roof and Facade: Checking roof tiles, roof drainage, facade materials, and any cracks or damage.
Foundation and Drainage: Assessment of the foundation's stability and the drainage system's function.
Water and Sewer: Checking pipes, connections, water heater, and sewage system.
Electrical System: Review of the electrical panel, wiring, outlets, and grounding. It's important to ensure these meet Swedish safety standards.
Ventilation: Checking the ventilation system's function and any moisture problems, common in Sweden's climate.
Heating System: Assessment of the heat source, radiators, and any leaks. Many homes in Sweden use district heating or heat pumps, so familiarity with these systems is key.
Moisture and Mold: Measuring humidity in walls, floors, and ceilings, as well as visual inspection for mold. This is particularly relevant in Sweden due to cold winters and potential condensation issues.
Construction: Checking load-bearing structures, floor joists, and walls.

The inspector uses various instruments and methods to carry out the investigation, such as moisture meters, thermal imaging cameras, and pressure testing. During the inspection, it is important that the buyer or seller is present to ask questions and get an explanation of any findings.

After the inspection, the inspector compiles a written report describing the property's condition and any defects or deficiencies. The report also contains recommendations for action and cost estimates, providing valuable insights for property transactions in Sweden.

What Different Types of Property Inspections are Available in Sweden?

There are different types of inspections that are adapted to different needs and situations in the Swedish housing market:

Transfer Inspection (Överlåtelsebesiktning): The most common type of inspection, performed in connection with the purchase or sale of a property. It provides an overall picture of the property's condition and identifies any defects that may affect its value.
In-Depth Inspection (Fördjupad besiktning): A more comprehensive inspection performed if the transfer inspection shows suspected problems or if the buyer has special requests. This may include, for example, moisture measurement in specific areas or investigation of crawl spaces.
Status Inspection (Statusbesiktning): An inspection performed to document the property's condition at a specific time, for example, before a renovation or remodeling.
Energy Performance Certificate (Energideklaration): A mandatory inspection in Sweden that provides information about the property's energy consumption and provides suggestions for measures to reduce energy consumption.
Specific Inspection (Specifik besiktning): An inspection that focuses on a specific area or problem, such as moisture problems, mold infestation, or problems with the electrical system.

The choice of inspection type depends on the property's age, condition, and the buyer's or seller's specific needs in Sweden. A transfer inspection is often sufficient, but in some cases, an in-depth or specific inspection may be more appropriate.

What Does an Inspection Cost and Who Pays in Sweden?

The cost of an inspection varies depending on the property's size, type of inspection, and the inspector's experience. A transfer inspection of a normal-sized house usually costs between SEK 5,000 and SEK 10,000 in Sweden. An in-depth inspection may cost more, depending on the scope of the investigation.

Who pays for the inspection is a matter that buyers and sellers must agree on in Sweden. The most common arrangement is that the buyer pays for the inspection, as the buyer benefits most from the information. However, it also happens that the seller pays for the inspection, especially if the seller wants to show that the property is in good condition and avoid future disputes. This can be a selling point in the Swedish property market.

Regardless of who pays for the inspection, it is important that both parties agree on the choice of inspector. It is also important that the buyer has the opportunity to be present during the inspection and ask questions, ensuring transparency in the property transaction in Sweden.

How Do I Find a Good Property Inspector in Sweden?

Hiring a certified and experienced property inspector is crucial to get an accurate and reliable assessment of the property's condition in Sweden. Here are some tips for finding a good inspector:

Certification: Check that the inspector is certified by an accredited certification body, such as SBR (Swedish Association of Building Engineers) or Kiwa. This ensures they meet professional standards in Sweden.
Experience: Ask about the inspector's experience and references. An experienced inspector has likely encountered many different types of defects and deficiencies and can provide a more nuanced assessment, vital in the diverse housing stock of Sweden.
Insurance: Check that the inspector has valid liability insurance. This protects you if the inspector makes a mistake that causes financial damage, offering peace of mind in your property dealings in Sweden.
Independence: Choose an inspector who is independent and has no financial interests in the property. This ensures that the inspection is carried out objectively and impartially, a crucial aspect of ethical practice in Sweden.
Compare Quotes: Get quotes from several different inspectors and compare prices and terms. However, be careful about choosing the cheapest inspector, as the quality can vary. It's worth investing in a thorough inspection for your property in Sweden.
Read Reviews: Search for reviews and ratings about the inspector on the internet. This can give you an idea of the inspector's reputation and customer satisfaction in Sweden.

By following these tips, you can increase your chances of finding a competent and reliable property inspector who can help you make informed decisions about your home in Sweden.

What Happens if the Inspection Reveals Defects in Sweden?

If the inspection reveals defects or deficiencies in the property, it is important to handle the situation correctly in accordance with Swedish law and practices. Here are some common scenarios and how you can act:

The buyer can negotiate the price: If the inspection reveals defects that lower the property's value, the buyer can negotiate the price with the seller. This is a common scenario, especially if the defects are extensive or costly to fix.
The seller can fix the defects: The seller can choose to fix the defects before the sale is completed. This can increase the property's value and reduce the risk of future disputes, making the property more attractive in the Swedish market.
The buyer can demand a disclaimer: The seller can disclaim responsibility for certain defects or deficiencies. This means that the buyer takes over the responsibility for fixing the defects, but often receives compensation in the form of a lower price. This is a legal agreement that should be carefully considered within the framework of Swedish property law.
The buyer can withdraw from the purchase: If the defects are so extensive that they significantly affect the property's value or function, the buyer may have the right to withdraw from the purchase. This depends on what is stated in the purchase agreement and what conditions have been agreed upon, highlighting the importance of legal counsel when buying property in Sweden.

It is important to remember that the buyer has a duty to investigate (undersökningsplikt in Swedish law), which means that the buyer is responsible for discovering visible defects before the purchase is completed. The seller has a duty to disclose (upplysningsplikt in Swedish law), which means that the seller is obliged to inform the buyer of any known defects. Understanding these obligations is crucial for a smooth property transaction in Sweden. Bofrid can assist you with navigating this process.