Okulär besiktning

What it is

An okulär besiktning (visual inspection) is a walk-through of the home that relies on the eye. The inspector judges what can be seen and reached, using sight, smell and sometimes hearing. No walls or floors are opened, no samples are taken and no instruments are used. That means faults hidden behind a surface can remain there without showing.

There is one common limit worth knowing. A transfer inspection (överlåtelsebesiktning) normally does not cover the electrics, heating, water, plumbing, white goods, ventilation, fireplaces or chimneys. If you want to know how those are doing, they usually need to be checked separately, often by a specialist.

What it means for you

As a buyer you have a duty to investigate the home, your undersökningsplikt, and it is personal to you. You cannot claim compensation afterwards for faults you should have spotted during a reasonably careful look. The seller, on the other hand, is responsible for hidden faults (dolda fel) for up to ten years, meaning things that could not be seen or could not reasonably have been found.

One point that is easy to misread: the fact that something has been inspected or tagged as checked does not mean the home is approved or in better shape. It also does not reduce your duty to investigate.

What you do

Treat the visual inspection as a good starting point, not a final answer. Read the report carefully and ask the inspector about anything that feels unclear, especially noted remarks and wording you do not understand.

Then think about whether anything needs a closer look. Electrics, heating, water, ventilation and fireplaces are rarely included, so if the home is older or you feel unsure, it can be worth ordering an extended or separate check before you place a bid.