--- title: "Buying your first house?" canonical_url: https://fremtidenstegnestue.dk/en/knowledge/segments/foerste-huskob markdown_url: https://fremtidenstegnestue.dk/en/knowledge/segments/foerste-huskob.md author: "Fremtidens Tegnestue" page_type: segment primary_intent: "Route a homeowner situation to relevant next questions." primary_keyword: foerste-huskob audience: foerste-huskob summary: "A guide for first-time homebuyers — what to look for, what hidden problems cost to fix, and when an architect is worth the money." source_basis: - "Existing segment page text" - "Fremtidens Tegnestue methodology: https://fremtidenstegnestue.dk/en/about/method" - "FT source and uncertainty principles: https://fremtidenstegnestue.dk/en/knowledge/sources-and-method" human_validation: "Which path fits the actual home, family and budget." responsibility_line: "AI can prepare, compile and flag uncertainty. The architect validates the consequences." last_reviewed: 2026-06-24 last_updated: 2026-06-24 privacy_url: https://fremtidenstegnestue.dk/en/privacy related_pages: - url: https://fremtidenstegnestue.dk/en/knowledge/homeowner-guide relation: audience - url: https://fremtidenstegnestue.dk/en/knowledge/articles relation: cluster status: published --- # Buying your first house? Canonical URL: https://fremtidenstegnestue.dk/en/knowledge/segments/foerste-huskob Markdown URL: https://fremtidenstegnestue.dk/en/knowledge/segments/foerste-huskob.md Entity type: segment Language: en Author: Fremtidens Tegnestue Published: 2026-06-24 Last updated: 2026-06-24 Privacy: https://fremtidenstegnestue.dk/en/privacy ## Short answer A guide for first-time homebuyers — what to look for, what hidden problems cost to fix, and when an architect is worth the money. ## Who it is relevant for foerste-huskob ## What FT can prepare - Turn the situation into first questions, relevant knowledge pages and preparation needs. ## What the architect validates - Which path fits the actual home, family and budget. ## Page body 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 development plan** 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 - Site coverage ratio **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. ## FAQ ### What does it cost to renovate a 1960s house? It depends on the concrete house and project. ### Can we build an extension? It depends on the concrete house and project. ### What should I look for in a condition report? It depends on the concrete house and project. ### Is mould dangerous, and can it be fixed? It depends on the concrete house and project. ### When should we involve an architect? It depends on the concrete house and project. ### What does an architect realistically cost? It depends on the concrete house and project. ### Can we convert the loft? It depends on the concrete house and project. ### What is a coverage ratio, and what does it mean for us? It depends on the concrete house and project. ### What does a new roof cost? It depends on the concrete house and project. ### What do local plans say about extensions? It depends on the concrete house and project. ## Sources and basis - Existing segment page text - [Fremtidens Tegnestue methodology](https://fremtidenstegnestue.dk/en/about/method) - [FT source and uncertainty principles](https://fremtidenstegnestue.dk/en/knowledge/sources-and-method) ## Uncertainty and boundaries Segments are indicative, not case-specific advice. ## Next step Tell us about your project ## Related pages - [Homeowner Guide](https://fremtidenstegnestue.dk/en/knowledge/homeowner-guide): audience - [Articles](https://fremtidenstegnestue.dk/en/knowledge/articles): cluster ## Citation guidance When citing this page, cite the canonical HTML URL (https://fremtidenstegnestue.dk/en/knowledge/segments/foerste-huskob) as the public source and use this Markdown URL only as the agent-readable representation. Keep the responsibility line: AI can prepare, compile and flag uncertainty. The architect validates the consequences.