Norwegian sale documents, in plain English
Two documents decide most disputes after a used-home purchase: the salgsoppgave and the tilstandsrapport. The broker writes the first. A building surveyor writes the second. Neither is a valuation, and neither is optional reading if you are the buyer.
| Term | What it actually is |
|---|---|
| Salgsoppgave | The sales prospectus. Price, ownership form, area, charges, easements, zoning and a summary of the condition report. The broker is responsible for this document. |
| Tilstandsrapport | The condition report under the regulations to the Sale of Property Act. Grades TG0–TG3 are set per room or building part. TG2 is a material deviation. TG3 is severe and should include a rough repair cost. |
| Egenerklæring | The seller’s own disclosure form. Separate from the surveyor’s report. Seller’s insurance usually requires both. |
| Prisantydning | Asking price. Not a valuation and not the price you must bid. |
| Fellesgjeld | Your share of the housing company’s or co-op’s debt. It is part of what you take on, and several broker lists calculate commission on price plus this debt. |
| Felleskostnader | Monthly shared costs. Read what they include. Interest on fellesgjeld is sometimes inside them and sometimes not. |
| Totalpris | Asking price plus shared debt plus the buyer’s transaction costs shown in the prospectus. The broker’s fee is the seller’s cost and is not this number. |
| Selveier | Freehold. Document duty is 2.5% of the purchase price on transfer of title. EiendomsMegler 1’s buyer-cost table also prints a minimum of NOK 250. |
| Eierseksjon | A condominium section. You own a section of the building plus a share of the common property. Document duty applies. |
| Andel / borettslag | A co-op share, not the flat itself. No document duty. There is usually a pre-emption right (forkjøpsrett) and a transfer fee to the business manager. |
| Aksjeleilighet | Shares in a housing company that give the right to live in one flat. Treated closer to a co-op than to freehold for the transfer fee. |
| Heftelser | Encumbrances in the land register: mortgages, easements, restrictions. The prospectus should list the ones that follow the property. |
| BRA, BRA-i, BRA-e, BRA-b | Usable area, split into internal, external and glazed balcony. The surveyor must state the split. Do not compare an old “P-rom” figure with BRA. |
| Forkjøpsrett | Someone else’s right to step into the purchase, common in co-ops. The fee for checking it is a disbursement, not the broker’s commission. |
| Oppgjør | Settlement. The broker or a settlement firm holds the money, repays loans and registers the transfer. It is a separate fee on most percentage lists. |
| Boligselgerforsikring | Seller’s defect insurance. Premium depends on home type and price. It is not the broker’s commission. |
A general “as is” clause has no effect in a consumer purchase of a home (Sale of Property Act section 3-9). You are treated as knowing what is clearly stated in an approved condition report (section 3-10 and section 1-5 of the regulations). A vague TG2 is not the same thing as a clear description.
The offer comparison uses the same published lists. Empty lines mean the chain has not published that figure. Compare offers.
Sources: regulations to the Sale of Property Act, section 3-9, section 3-10, EiendomsMegler 1 buyer costs, document duty 2.50%.