Boligdama’s Christmas Homebuyer Calender with Smart Tips for Your Purchase

Av: Dato: English

Welcome to Week 1 of my Advent Homebuyer Calendar —

here are your first helpful tips!

1. december

 

The Homebuyer Stands Alone Against a Professional Party – The Real Estate Agent

Today, I want to remind you of a fundamental fact in the home-buying process:

Real estate agents are, by law, required to act “in accordance with good brokerage practice” and to look after the interests of both parties. And according to the real estate industry itself, they are neutral intermediaries.

Yet there is a reality every buyer should be aware of:

👉 It is the seller who is the client.
👉 It is the seller who pays the agent to achieve the best possible price and terms.
👉 The seller therefore has a professional party supporting them throughout the entire process.

What about the buyer?
Of course, the buyer receives information about the home, the bidding process, and the transaction itself. The agent answers questions and is meant to contribute to a safe process — but:

🔹 Fulfilling the buyer’s duty to investigate
🔹 Assessing what price to pay
🔹 Navigating the bidding round with their own interests in mind

…all of this is the buyer’s own responsibility.

Studies show that the majority of us perceive the real estate agent primarily as the seller’s representative.

My motivation

It was precisely this imbalance between seller and buyer that made me, more than ten years ago, decide to become a buyer’s advisor. Not to create distrust — but to contribute to balance, awareness, and better decision-making in what is, for most people, the biggest purchase of their lives.

Welcome to this year’s Christmas calendar from Boligdama — where each window gives you a small piece of home-buying knowledge.

2. december

The Asking Price Isn’t Always the Market Price

The asking price isn’t just about what the seller hopes to achieve — it can also be influenced by strategy. Some sellers set the bar high because they believe their home is especially valuable. Other times, the agent may have given an optimistic valuation to secure the assignment, leading to a high starting price that later needs to be reduced.

In a slow market, starting too high is rarely wise for the seller, because the property can quickly lose interested buyers.

What does this mean for you as a buyer?
Be reasonably skeptical of the asking price. See it as a starting point — not the truth. Focus instead on determining what the property is actually worth, based on comparable sales, condition, location, and the current market situation.

For my clients, I put a lot of work into exactly this. I use tools and expertise to estimate a realistic market value, so they can purchase at a price that makes sense and feels secure. Often, we end up with a level that both buyer and seller can be happy with.

And if you’re the only bidder — and your analysis shows the home is worth less than the asking price — don’t feel pressured to “match” the number in the listing. It’s the market, and your well-founded assessment, that truly matters.

3. december

The Buyer’s Responsibility in a Home Purchase

When you buy a property, you are expected to understand everything included in the sales documentation. The whole package: the condition report, the seller’s disclosure, the information provided by the agent, and what you observe during the viewing.

This is what the Norwegian Property Transfer Act refers to as the buyer’s duty to investigate. In short, it means that you, as the buyer, must form a clear picture of the property’s strengths and weaknesses — and the potential risks and future costs you may be taking on.

When the seller accepts your offer, the agreement is legally binding and based on the information that has been presented both in writing and verbally. That’s why my advice is simple:

👉 Read EVERYTHING — ALWAYS

There is a lot of information, and parts of it can be difficult to interpret — especially the condition report.

That’s why one of my most important tasks as a buyer’s advisor is to break down the documentation and highlight what truly matters — particularly the issues that may involve risk later.

The marketing materials and the beautiful photos?
The agent handles that perfectly well…

I help you with the rest ❤️

4. december

Keep Your Cards Close in the Bidding Round

In a bidding round, being strategic isn’t just allowed — it’s essential.

In Norway, property bidding follows an auction-style system: Interested buyers bid against each other, the agent manages the process — and the highest bid wins if the seller accepts.

The system appears transparent, but only on the surface. You can see the latest bid, deadlines, and any conditions.
What you can’t see is what the other bidders are thinking, where their limits are, or what strategy they’re using. And that’s exactly where the game begins:

✨ Some raise quickly and aggressively to intimidate.
✨ Others increase by the smallest amount to appear nearly maxed out.
✨ Some stay silent — then strike at the end.

The agent naturally wants the highest possible price for the seller and will often try to gauge how interested you are. You can be polite and professional — but never reveal your budget or strategy. That’s information only you should know. And don’t take the agent’s advice blindly if they encourage you to “just increase a little” to secure the home.
The agent doesn’t know the other bidders’ limits or strategies either!

Bidding rounds are often intense and emotional. When you’re the only bidder, it’s even more important to stay calm and protect your own interests.

I’ve helped hundreds of buyers secure a smart and safe purchase by assisting in the bidding round. It’s exciting every time — and no two bidding processes are ever the same.

5. december

 

Illegal Modifications and Unapproved Rooms Become the Buyer’s Responsibility

Many homes — especially detached houses and townhouses — contain rooms that look like living rooms, bedrooms, or habitable spaces, but that are not actually approved for permanent occupancy. It might be storage rooms converted into basement living space, or extensions and alterations that were never submitted for approval.

These are often referred to as illegal modifications, because such changes require an application for change of use and approval from the municipality.

In the past, this was often difficult to detect, but now it is more clearly addressed in the condition report — typically under the section on floor plans and legal compliance.
👉 If you find something here, you should pause and investigate further.

When you buy the property, the responsibility becomes yours. You are then essentially faced with three options:

1️⃣ Accept that the room is not legally approved
2️⃣ Apply for change of use (which involves fees and potentially required upgrades)
3️⃣ Acknowledge that the property’s value may be lower, as more and more buyers care about legal compliance

It’s rarely a matter of fines for such issues, but it can affect both usability and market value.

Today’s tip:
Always read the legality section of the condition report carefully — and ask questions if anything is unclear. And be sure to factor this into your bidding strategy.

6. december

There Is No Right of Withdrawal When Buying Property in Norway

In Norway, an offer is legally binding — and once the seller accepts, you have effectively bought the property. Many buyers are surprised by how difficult it actually is to back out if they regret the purchase. By law, the seller and the agent can require you to complete the transaction, pay the purchase price, and take over the home.

Changing your mind can be expensive. In several cases, buyers have been forced to resell the property immediately — carrying all the risk and costs that come with it. Only in cases of serious legal issues, such as withheld or incorrect essential information, can you demand to cancel the purchase.

In many other countries, some form of right of withdrawal exists in real estate transactions — but not in Norway. This creates an efficient housing market, but it also places significant responsibility on the buyer:

Therefore:
Investigate everything and clarify all uncertainties before you submit an offer.

7. december

Don’t Lose Your Head in the Bidding Round

Bidding rounds make most people feel a bit dizzy. It’s rarely a homebuyer’s favorite situation — your pulse rises, thoughts race, and suddenly it becomes all too easy to stretch further than both your plan and your gut feeling would allow.

When I talk about “losing your head,” this is what I mean:
👉 Bidding far above what you had planned
👉 Assuming the market value is higher than it actually is
👉 Letting adrenaline — not judgment — take control

The riskiest situation is when you are bidding against just one other buyer, and the price jumps by hundreds of thousands while neither side wants to back down. That might be justified if the property is truly unique and you know you’ll never find anything like it again — but that’s rare.

So remember:
Your heart can have a voice
But your head must stay in charge all the way ❤️

Enter the bidding round with clear limits — and stick to them, within reason.

Keep following more tips to come until the 24. of december !

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How to Navigate the Legal Side of Buying a Home in Norway

Av: Dato: English

You may already know that in Norway, there is no right of withdrawal when buying a property. Once the seller has accepted your offer, a legally binding contract has been formed.

The seller, usually assisted by a real estate agent, is required to provide full and accurate information about the property — this is called the seller’s duty of disclosure. Before placing a bid, you as the buyer are expected to carefully read and understand all documentation related to the sale. This is known as the buyer’s duty of investigation.

After the purchase, you may submit a complaint if there are defects that legally qualify as a “mangel”, meaning either important information was withheld or the property has hidden faults that were not possible to discover prior to purchase. However, the legal threshold for what qualifies as a defect is high. If information was provided but misunderstood or overlooked by the buyer, this does not count as a valid claim.

Read this:  The bid is binding when you buy a home in Norway

How I Help You as a Home Buyer’s Advisor

As a professional home buying consultant, I ensure that your duty of investigation is properly fulfilled. I thoroughly review all available documentation, interpret technical terms, and follow up with the agent or surveyor when clarification is needed. Sometimes, I may advise you to ask specific questions directly, but I will always highlight anything that could represent economic risk to you.

One of the most important documents is the condition report from the technical surveyor. These reports can be difficult to interpret — it’s not always obvious what is serious and what could lead to costly repairs later.

Surveyors are legally required to point out circumstances that may pose risks to the buyer. A recent Supreme Court ruling clarified that it is not enough to mention general risks based on building age — for example, “drainage issues are common with older homes.” Instead, the surveyor must describe specific risks related to the actual property, such as sloping ground toward the basement walls.

Why Mistakes Still Happen

In theory, this system makes the buying process smooth and secure. Sellers disclose all relevant information, and buyers make informed decisions. The fact that offers are binding ensures a fast and efficient transaction.

However, in practice, many buyers are overwhelmed by the large amount of documentation. Sometimes important details are technically mentioned — but not emphasized — since both seller and agent want the property to appear as attractive as possible.

As a result, 1 in 4 housing transactions in Norway end in a dispute after the purchase. These cases are usually handled by insurance companies, as both buyers and sellers have legal protection insurance. Still, not all claims qualify as defects under law, and many cases end up in court.

A Better, Safer Experience

I am proud to say that none of my clients have felt the need to pursue legal action after their home purchase. When everything is properly reviewed and understood beforehand — with my trained eye catching the details — buying property in Norway is safe and predictable.

If you have questions about the home-buying process in Norway, feel free to contact me — or download my Home buying Guide Norway. 

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Har du oppdaget Boligmappa, den digitale permen for boligeiere?

Av: Dato: Rådgivning

Visste du at dersom du eier en bolig, hytte eller annen eiendom som er tinglyst i Kartverket, så har du automatisk en digital boligperm liggende klar til bruk? Den finner du på boligmappa.no – en gratis og utrolig nyttig tjeneste som altfor få kjenner til.

Boligmappa fungerer som et trygt arkiv der du kan samle alle viktige dokumenter som hører til boligen din. Og eventuelle andre eiendommer du eier som for eksempel hytte. Ferdigattester, kvitteringer, skaderapporter, beskrivelser av oppussing – alt kan lagres her. Dermed slipper du å lete gjennom skuffer og esker når du trenger informasjonen som mest.

Som de selv sier på sin nettside, her kan du sørge for å ha papirene i orden:

Papirene i orden
Boligmappa hjelper deg holde styr på boligen – og alle papirene. Håndverkere registrerer utført arbeid, helt automatisk. Selv kan du laste opp kvitteringer, fargekoder og annet nyttig.

Og det stemmer. Uten papirene i orden kan boligens verdi svekkes, det kan oppstå problemer med forsikring, og det kan bli vanskelig å reklamere på arbeid som er gjort. Med alt samlet på ett sted, slipper du slike bekymringer.

Derfor er Boligmappa så gull verdt

Boligmappa gir både deg, eventuelle kjøpere og senere arvinger full oversikt over boligens historikk. Det gjør det enklere å dokumentere:

  • fagmessig utført arbeid

  • oppussing og endringer

  • skader og reparasjoner

  • tilvalg, fargekoder og andre detaljer

  • kvitteringer og rapporter

Mange håndverkere legger inn arbeid automatisk, men du kan også enkelt legge inn informasjon selv. Jeg har for eksempel lagret skaderapporten fra en vannskade vi hadde i leiligheten vår.

Og – note to self – jeg burde absolutt legge inn ferdigattesten og beskrivelse av påbygget på hytta også!

En tjeneste alle boligeiere burde kjenne til

Mitt inntrykk er at mange ikke vet hvor nyttig Boligmappa faktisk er. Den gir orden, oversikt og trygghet – enten du bor i boligen, skal selge den eller ønsker å sikre at arvinger får oversikt.

Jeg kommer definitivt til å bli flinkere til å informere boligkjøperne mine om dette fremover. Det eneste de må huske, er at de først kan registrere informasjon når eiendommen er formelt tinglyst på dem i Kartverket – altså etter overtakelsen. Men derfra er det bare å sette i gang.

En liten påminnelse til deg som leser

Har du oppussingsprosjekter, rapporter eller dokumenter som bør lagres trygt?
Ta en liten sjekk på boligmappa.no – kanskje du finner ut at du allerede har en digital boligperm som bare venter på å bli fylt.

En enkel, oversiktlig og trygg tjeneste – og helt gratis.
Kan det bli bedre?

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Når «krisen» handler om profitt – ikke boligkjøpere

Av: Dato: Boligmarkedet

Når eiendomsaktørene roper krise fordi et skattehull tettes, er det ikke boligkjøperne de kjemper for – men egen bunnlinje. Regjeringens forslag om å fjerne skattefritaket ved fusjonering av bolig-AS til borettslag handler ikke om å stoppe bygging, men om å rydde opp i en praksis som undergraver tilliten til borettslagsmodellen.

De siste årene har flere utleiegårder i Oslo blitt omdannet fra aksjeselskaper til borettslag. For investorene har det vært en gullgruve – for boligkjøperne et minefelt. Gjennom en fullt lovlig, men kreativ manøver har eierne kunnet selge hele bygårder skattefritt: et utleie-AS fusjoneres inn i et nytt borettslag, som så selger andelene videre uten gevinstbeskatning.

Eiendomsbransjen har protestert kraftig mot at dette fjernes, og fokuserer på hvordan endringen rammer investorer og utbyggere – men sier lite om konsekvensene for boligkjøpere og fremtidige andelseiere. Mange av de omdannede borettslagene styres i praksis av profesjonelle aktører i årevis, inntil alle andelene er solgt. Det betyr at beboerne ofte står igjen uten reell innflytelse, bundet til dårlige avtaler og med et betydelig oppdemmet vedlikeholdsbehov.

Les historien om hun som kjøpte og ble eneste andelseier og flere innspill i denne debatten her

Siden 2023 er minst 156 leiegårder med om lag 5 800 boliger i Oslo klargjort for salg gjennom slike omdanninger. Heimstaden alene har gjort klart 2 000 leiligheter, men har solgt kun 354 av dem så langt. Den såkalte «bølgen» av leieboliger til salgs handler derfor åpenbart ikke kun om formuesskatt, slik bransjen hevder, men om å sikre de siste skattefrie gevinstene før hullet tettes.
Men vi ser, at når den ekstra profitten forsvinner, følger den velkjente klagesangen om dårlige «rammevilkår» og «krise».

Enkelte aktører hevder at boligbyggingen vil stoppe opp som en følge av innstrammingen. Fordi det ikke lenger blir mulig å utløse skattefri gevinst ved å innfusjonere tomteselskaper i borettslag. Det er neppe riktig å si at skattefritaket i seg selv har vært ment som det avgjørende insentivet for boligbygging, eller at boligbyggingen i Norge er avhengig av det. Ifølge NBBL kan riktignok om lag 3.500 boliger enten bli utsatt eller ikke realisert som følge av endringene – av totalt 20.000–25.000 som bygges årlig. Det er derfor mulig å hevde at bruk av denne modellen i nybyggprosjekter kan bidra til noe lavere boligpriser, til fordel for kjøperne. Samtidig vil det være å overdrive å påstå at ordningen er et grunnleggende premiss for at det bygges boliger i Norge.

Ja, det er synd at leieboliger forsvinner. Norge trenger en sterk og trygg leiesektor. Det er en reell utfordring.  Men boligene som selges, forsvinner ikke i løse luften. De blir til selveide boliger – ofte for unge mennesker som endelig får kjøpt seg inn på markedet, i tråd med den norske eiermodellen. Det er faktisk noe å glede seg over. Og at dette samtidig har bidratt til å dempe prispresset i hovedstaden, er heller ikke noe å sørge over – i alle fall ikke for førstegangskjøperne.

Borettslagsmodellen ble laget for å skape juridisk trygghet, bofellesskap og stabile bomiljøer, ikke for skattefrie gevinster. Å tette dette hullet handler ikke om å stoppe boligbygging, men om å bevare tilliten til en modell bygget på fellesskap, ikke spekulasjon.

Jeg har boligkjøperne i mitt hjerte. Derfor heier jeg på en politikk som setter deres interesser, og verdiene i borettslagsmodellen, foran investorers jakt på skattefri profitt.

Det er ikke å skape en boligkrise.
Det er opprydding.

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