Buying your first house?

There are two of you. Soon three. The apartment that seemed big enough eighteen months ago suddenly isn’t anymore. Toys in the living room, a pram in the hallway, another child on the way. You’ve made your decision: it’s time. A house.

But that’s easier said than done. Buying your first house isn’t just a property transaction — it’s a decision made with incomplete information, a budget that won’t cover everything, and a long list of questions nobody has answered properly.

This guide is for you.

What you’re actually looking at when you view a house

Most first-time buyers look at the wrong things. You look at the garden size, whether the kitchen is nice, whether the master bedroom gets light. That’s understandable. But it’s not what determines whether the house is a good buy.

What you need to look at is the condition of the building. Nobody tells you this, because it takes some knowledge to understand.

The roof is the most important thing. A bad roof costs 150,000–400,000 DKK to replace, depending on size and type. Look at the gutters for roof debris. Check for cracks in roof tiles. Ask when the roof structure was last inspected.

Damp and the basement are second. Old basements smell. That’s normal. But there’s a difference between “a slightly musty smell” and “active mould growth”. Look for discolouration on walls and floors. A professional moisture survey costs 3,000–8,000 DKK and is worth it before you sign.

The installations — electrics, plumbing, heating. A house from 1965 with original wiring is a fire risk. New electrical installation in a detached house: 80,000–150,000 DKK. A new heat pump: 60,000–120,000 DKK. Not catastrophic, but it needs to be in your budget.

Windows are surprisingly expensive. New windows for a 120 m² house: typically 100,000–200,000 DKK including fitting. Check whether the existing ones are draught-proof — hold a lighter near the edge and see if the flame moves.

Hidden damage — what does it cost to fix?

The condition report (tilstandsrapport) is your best friend. It goes through the building’s condition and assigns ratings K1–K3 to damage risks. But condition reports are done by surveyors who inspect the surface. They don’t catch everything.

Catch hidden problems by:

• Hiring an independent building adviser (5,000–15,000 DKK) for a more thorough inspection
• Reading the condition report carefully — especially K2 and K3 items
• Asking specifically about the basement, loft space and exterior walls

Typical hidden damage costs:

• Mould in the structure: 50,000–200,000 DKK depending on extent
• Damp in basement: 30,000–120,000 DKK
• Deteriorated roof structure: 50,000–150,000 DKK (on top of the roofing material)
• Rotted window frames: 5,000–20,000 DKK per window

Extensions — are you allowed to build one, and what does it cost?

The house is too small. You want to extend. But before you start dreaming about the new living room, there are two things to check.

The local plan (lokalplan) defines what can happen on your plot. It’s binding. Search the local plan for your address at plandata.dk — or ask us to check. Local plans set limits on:

• Use of the building
• Maximum building height
• Distance to boundary
• Coverage ratio (bebyggelsesprocent)

The coverage ratio is the key figure. It’s the percentage of the plot area that may be built on. For residential plots in urban zones, it’s typically 30%. If you have a 700 m² plot and a 140 m² house, you’re at 20% — and you have room for approximately 70 m² more before hitting the limit.

What does an extension cost? Budget 18,000–30,000 DKK per m² for a properly built extension. A 25 m² extension typically costs 450,000–750,000 DKK all in.

Converting the loft is cheaper. If the roof structure allows it, it typically costs 10,000–18,000 DKK per m² — roughly half the cost of an extension.

What does an architect realistically cost?

The fee depends on the scope and complexity of the project. Expect:

• Advisory review and assessment: 5,000–15,000 DKK (fixed price)
• Sketch design with extension concept: 25,000–60,000 DKK
• Full project including planning approval: 8–15% of the build cost

For a renovation project costing 800,000 DKK, a full architect fee will typically be 65,000–120,000 DKK. That money is well spent — an architect saves you from costly mistakes and makes sure the project is actually feasible.

Our initial consultation is free. No obligation, just a clear picture.

When should you involve an architect?

Before you sign is the right answer. Not after. Many families come to us with a house they’ve already bought and a set of problems they didn’t know they were getting.

What we can do for you before purchase:

• Review the condition report and assess risks
• Assess the potential for extension or conversion
• Estimate what the necessary works will cost
• Tell you what requires planning permission

Getting us involved in a viewing typically costs 5,000–10,000 DKK. And it can save you far more.