Property guide
Danish property condition report:
what the classifications mean
Denne side er også tilgængelig på dansk: K2 i tilstandsrapport →
The classification system
| Old (pre-2020) | New (from 2020) | Meaning | What to do |
|---|---|---|---|
| K3 | Red | Critical defect. Risk of personal injury or major structural damage. Must be repaired immediately. | Demand repair or a significant price reduction. Consider walking away. |
| K2 | Yellow | Significant defect. Should be repaired — can worsen and become more expensive over time. | Get contractor quotes. Use them as the basis for price negotiation. |
| K1 | Grey | Minor defect. No immediate action required, but should be monitored. | Note it and plan maintenance over time. |
| IB | IB | Nothing to note — no visible defect found. | No action needed. |
| UN | UN | Not investigated — surveyor did not have access to this area. | Find out why. Demand independent access before signing. |
What yellow (K2) means for you
Yellow is the most common classification in an average Danish property report. It means the surveyor found a defect that should be repaired — not immediately critical, but not something to ignore either.
A yellow defect won't automatically kill a deal. Most properties have several. What matters is understanding precisely what you are taking on and whether the price reflects it.
Typical yellow defects
- Roof: Blocked gutters, missing or misaligned tiles, early breakdown of roofing felt
- Damp: Moisture traces in basement or crawl space without active water ingress
- Facade: Cracks in brickwork, flaking render, early corrosion on wall ties
- Windows and doors: Rot in frames, defective seals, failed double glazing
- Installations: Older electrical wiring that does not meet current standards (not dangerous)
How to use the report in price negotiation
1. Get quotes
Contact one or two contractors — a plumber, carpenter or electrician depending on the defect — and get a written quote for repair. This gives you a concrete number to negotiate from.
2. Request a price reduction
Yellow and red defects are legitimate grounds for a lower price. The seller is aware of them — they are in the report. You are not asking for anything unreasonable. Ask for a reduction matching the documented repair costs.
UN — not investigated
If you see UN on critical elements — roof, foundation, basement — demand access for an independent assessment before you sign. UN protects the seller's liability but gives you no information. It is a blind spot in the report.
Understand your condition report fully
Upload the report to Elify. We explain every defect in plain English — what it means, what it costs to fix, and what you should do.
Analyse my report free →Frequently asked questions
What is a tilstandsrapport?
A surveyor's inspection report of a property's visible condition. Mandatory for the seller to limit liability for hidden defects. Defects are classified by severity — grey/yellow/red in newer reports, K1/K2/K3 in older ones.
What does a yellow (K2) marking mean?
A significant defect that should be repaired. Not immediately critical, but it can worsen over time. It is not covered by owner's defect insurance — you take it on as a known issue when you buy.
Can I negotiate the price based on defects?
Yes. Get contractor repair quotes and use them as documented grounds to request a price reduction. Yellow and red defects are fully legitimate negotiation points.
What is a UN marking?
Not investigated — the surveyor had no access. If UN appears on critical elements like roof, basement or foundation, demand an independent assessment before signing.
Does owner's defect insurance cover report defects?
No. It only covers hidden defects not in the report. Everything listed is a known issue and is excluded. The seller must offer to pay 50% of the cheapest policy.