Transfer inspection in Sweden: what it covers, what it costs, who pays
A Swedish transfer inspection (överlåtelsebesiktning, also called jordabalksbesiktning) is the visual survey carried out in connection with a sale. It is not a warranty — it is a snapshot of what an experienced inspector can see without opening up the structure. Understanding what it covers, and what it deliberately does not, is what separates a confident bid from an expensive one.
What a transfer inspection covers
The inspection is visual. The inspector looks, feels, smells and takes moisture readings at selected points — but does not lift floors, open walls or pressure-test pipes.
- Review of supplied documents and the seller's disclosures
- Visual inspection of roof, façade, foundation, basement and attic
- Wet rooms, kitchen and visible installations
- Risk analysis: constructions with elevated risk of hidden defects
- A written report with findings and recommendations
What it costs in 2026
For a normal-sized detached house, expect SEK 6,000–12,000 including VAT. Add-ons such as invasive moisture measurement, radon testing or an energy declaration cost extra.
Price varies with house size, age and travel distance. Metropolitan areas sit at the top of the range.
Who pays?
Under the Swedish Land Code the duty to investigate sits with the buyer, so buyers traditionally pay. In practice, more sellers now order an inspection before listing and include it with the listing — you get the report for free, but it was commissioned by the other side.
A seller-ordered report is still useful. But your duty to investigate does not disappear: you are expected to read it, understand the risk analysis and follow up on whatever it flags.
How to use the report before you bid
Read the report backwards: start with the risk analysis and any recommendation for further technical investigation, not the photos. That is where the expensive items hide.
Put a number on every finding before bidding opens. A report without price tags is just text; a report with price tags is a negotiating position.
Frequently asked questions
How long is a transfer inspection valid?
There is no formal expiry, but a report older than six months should be supplemented — especially after a winter or a wet autumn.
How long does it take?
Two to four hours on site for a normal house, plus a day or so before the written report arrives.
Does it cover hidden defects?
No. It is visual, and instead points out risk constructions where hidden defects are likely.
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