The Norwegian condition report: reading TG2, TG3 and hidden defects (2026)

When you buy a home in Norway, the single most important document is the condition report (tilstandsrapport). It is a technical inspection written by a qualified surveyor, and it grades each part of the home on a four-step scale. Read the TG2 and TG3 items first, then everything else.

What the condition grades mean

A condition report assigns a condition grade (tilstandsgrad, TG) to each examined building part: the roof, the bathroom, the drainage, the electrics, and so on. The scale is fixed.

Grade	Meaning	What to do
TG0	No deviation, as new	Nothing
TG1	Minor deviation, normal wear	Note it, budget over time
TG2	Significant deviation	Read closely, may need repair soon
TG3	Large or serious deviation	The part no longer works as intended

TG0 and TG1 are normal and not a reason for concern. The grades that move the decision are TG2 and TG3. A bathroom with a 1990s membrane, an old roof, or a fuse box past its service life will often sit at TG2 or TG3.

The 2026 rules: cause, consequence and cost

Norway updated the rules for condition reports from 1 January 2026, and the underlying standard, NS 3600:2025, becomes mandatory from 1 July 2026 (set by the Directorate for Building Quality, DiBK). Both the 2018 and 2025 versions may be used during the transition from 17 December 2025 to 1 July 2026.

Two changes matter most to you as a buyer:

• Cause and consequence. For every TG2 and TG3, the surveyor must now describe both the cause of the deviation and what it means in practice. So a TG2 bathroom should tell you why it is graded down and what could happen if you do nothing.
• A cost estimate for TG3 only. For each TG3, the report must include an estimated repair cost. TG2 items do not carry a required cost estimate, so you still need to price those yourself or with a tradesperson.

Read every TG3 with its cost estimate, then add up the TG2 work the report flags but does not price. That sum is your real renovation runway, and it belongs in your budget before you decide what to bid.

”Sold as is” no longer protects the seller

You will see homes advertised “sold as is” (solgt som den er). Since 2022, under Norway’s sale-of-property act (avhendingslova), a general “as is” reservation has no effect in a consumer purchase (avhendingslova § 3-9). The seller still answers for defects the law treats as significant.

A hidden defect (skjult feil) is a fault that existed at takeover but was not visible and was not disclosed. A well-made condition report shrinks this risk, because anything the surveyor documented is something you bought with open eyes. The defects that lead to disputes are the ones the report missed or played down.

Your complaint window: 5 years

If a hidden defect surfaces after you move in, you can raise a complaint (reklamasjon) against the seller. Two deadlines apply under avhendingslova § 4-19:

• You must complain within reasonable time after you discover, or should have discovered, the defect.
• The absolute deadline is 5 years after takeover. After that, the right is gone even for a genuine hidden defect.

A separate three-year limitation period also runs, so do not sit on a problem. Document it, notify the seller in writing, and keep the paperwork.

Buyer’s insurance and how it fits

Many buyers in Norway take out buyer’s insurance (boligkjøperforsikring). It does not pay for repairs. It gives you legal help to pursue a claim against the seller if a hidden defect appears, which evens out the fact that sellers usually carry their own insurance. You normally buy it before you sign, and it is worth comparing the cost against the home’s price.

How to read the report in ten minutes

1. Jump to the TG3 list and read each one with its cost estimate.
2. Read the TG2 list, focusing on the wet rooms, roof, drainage and electrics.
3. Check the dates: when were the bathroom, roof and pipes last done? Old wet rooms and old drainage are the costly surprises.
4. Confirm the surveyor’s competence and that the report follows the current standard.
5. Note any “not inspected” areas. An area the surveyor could not reach is a gap in your knowledge, not a clean bill of health.

What this changes for your bid

The condition report is not a pass or fail. It is a priced list of work. A home full of TG2 and TG3 items can still be a good buy if the price reflects the repairs, and a clean report does not justify overpaying. Bring the total of confirmed and likely work into your number before the bidding round starts, so your bid covers the home you are actually getting.