How to read the inspection report (besiktningsprotokoll) without drowning in jargon
An inspection report lists the condition of the house room by room, with remarks written in the inspector's technical language. The remarks range from cosmetic notes to serious damage, but the report rarely ranks them for you. The key is separating three things: confirmed damage, risks that should be investigated further, and normal wear for the age of the house.
How it works
An överlåtelsebesiktning (pre-purchase inspection) is a visual inspection. The inspector looks, feels and measures on surfaces reachable without intervention, but tears down no walls and lifts no floors. So the report describes what is visible, plus the risks known for the building method and construction year of the house.
The report usually has three parts. First a description of the property and which documents the inspector had access to. Then the visual inspection itself, where each building element is reviewed with notes. Finally a risk analysis and any recommendations for further technical investigation.
The language is deliberately cautious. The inspector writes "elevated moisture content noted" rather than "moisture damage", because a reading at a single moment does not prove ongoing damage. That caution is legally correct, but it makes it hard for you as a buyer to understand what is actually serious.
Step by step
- 1Read the risk analysis first, not lastThat is where the inspector summarises the biggest question marks.
- 2Mark remarks about moisture, microbial growth, risk constructions or further technical investigationThose are the phrases that weigh heaviest when you prioritise.
- 3Separate age-related wear from defectsA water heater nearing the end of its service life is an expected cost, not damage.
- 4Put an approximate price on every serious remarkWithout figures you cannot negotiate.
- 5Decide what needs an answer before you buyRemarks with a recommended further investigation should be investigated before you commit, otherwise they can fall under your duty to investigate (undersökningsplikt).
- 6Sort everything into three pilesFix now, fix soon, plan for 1–3 years.
Common mistakes
Reading the report as a list of equally important points
A report with many remarks can be the better buy compared with one that has few, if the many are cosmetic and the few sit in the roof and the foundation.
Reading cautious language as reassuring
"Should be investigated further" is the inspector's strongest warning flag, not a footnote.
Believing the inspection removes your responsibility
On the contrary, remarks in the report extend your duty to investigate for exactly those points.
How this shows up in the inspection report
The report is your most important negotiating material. Concrete cost estimates for the serious remarks give you factual arguments for an adjusted bid.
Look up the technical terms in the inspection glossary and read the guide on renegotiating after the inspection before you decide.
Frequently asked questions
What is the difference between a remark and damage?
A remark is anything the inspector notes as deviating, from a cracked tile joint to moisture in the foundation. Damage is a confirmed defect. Many remarks describe risks or wear rather than damage, which is why prioritisation matters more than the number of remarks.
How many remarks are normal?
There is no normal figure. An older house often has many notes without anything being wrong with the purchase. Judge the severity and the cost, not the count.
Do I have to fix everything in the report?
No. The report is a snapshot, not a list of required actions. But remarks concerning moisture, electrical systems and load-bearing structures should be priced and planned for, whether or not you fix them straight away.
Got the inspection report? Upload it and within a minute you'll see what's serious and what it costs — the evidence for your negotiation.
Analyse my reportThis is general information, not legal advice. In a dispute or if you are unsure, contact a lawyer specialising in Swedish property law.