Besiktningsprotokoll

What it is

A besiktningsprotokoll (also called a besiktningsutlåtande, the inspection statement) is the end product of an overlåtelsebesiktning, the transfer inspection done before a sale in Sweden. It is a written report that describes the home’s technical condition and any risks in detail. Here the besiktningsman (the inspector) gathers everything they saw, and what it means for you as the buyer.

The most important part: the risk analysis

Two sections matter most. The first is the risk analysis (riskanalys). When the inspector judges that there is a clear risk of significant faults beyond what is visible during the visual walk-through, this is set out with a reason, that is, why the risk exists and what it relates to.

The second is the line “fortsatt teknisk utredning” (further technical investigation). This is the inspector’s recommendation to dig deeper into something that could not be settled by eye. That investigation is not included in the inspection and has to be ordered separately, and it needs the current owner’s consent. If you see this wording, treat it as a clear flag: something should be looked into further before you decide.

What to do

Read the risk analysis and any recommendations for further investigation first. That is where possible dolda fel (hidden faults) are flagged. Ask for an investigation on the points raised before you bid or sign.

The report is also a common way to meet your undersökningsplikt, the buyer’s duty to inspect. Under the Land Code (jordabalken) chapter 4, section 19, you cannot later claim compensation for faults you should have spotted in a sufficiently careful inspection. An inspection is not mandatory, but it gives you a clear written picture of what you are buying, and protects you if something turns up later.