The home inspection scheme (huseftersynsordningen) was set up to protect you when you buy a home. It is based on the Danish Consumer Protection Act (forbrugerbeskyttelsesloven) and is administered by Erhvervsstyrelsen (the Danish Business Authority), which Sikkerhedsstyrelsen (the Danish Safety Technology Authority) became part of in January 2026. Before a sale, the seller can have a condition report (tilstandsrapport) and an electrical installation report (elinstallationsrapport) prepared. The electrical installation report covers only the electrical installations in the home and the buildings that belong to it, such as a garage or outbuilding.
The electrical installation report is usually prepared together with the condition report. It gives you an honest overview of electrical safety in the home. It does not promise that everything is fault-free. It points out faults, defects and possible risks, so that both buyer and seller know where they stand.
The seller typically orders the report from an authorised electrical contractor before the home is put up for sale. That way, it is part of the sales documents from the start. The scheme is aimed at private homes, and companies that prepare the reports must be approved under the applicable rules.
It is common for the seller to arrange both reports. This makes it possible to offer you, as the buyer, change-of-ownership insurance (ejerskifteforsikring). The seller agrees the price of the reports with the companies that prepare them, as the law sets no fixed prices.
Who carries out the electrical inspection, and what is checked
You get the electrical installation report from an authorised electrical contracting firm. The firm must be registered with the home inspection scheme, and it is the person with technical responsibility at the firm who decides which employees have enough experience to carry out the inspection. They follow both the Authorisation Act for electrical work (autorisationsloven) and the requirements of Sikkerhedsstyrelsen.
The inspection is a visual check combined with tests of selected functions. Nothing is pulled down and nothing is damaged. The fuse box is checked, selected sockets, light points and spotlights are taken apart, residual current devices (HPFI/HFI) are tested, and measurements are taken on the installation.
The inspection looks at key parts of the installation:
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Connection point of the service cable
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Distribution board(s)
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Residual current devices (HPFI/HFI)
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Fuses and circuit breakers
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Selected sockets and switches
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Fixed installations in the kitchen, bathroom and utility room
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Installations in outbuildings or a garage, where they belong to the property
The report is drawn up on a fixed standard form and does not include photos. The electrician marks each fault with a colour or a symbol and states which room the fault is in.
As the seller, you must provide clear access during the inspection. As a rule, furniture is not moved, locked rooms are only opened by arrangement, and hidden wiring behind walls or ceilings is not exposed.
The inspection covers only electrical installations. Plumbing and building components are examined in the condition report. It makes sense to coordinate the reports where issues may be linked, for example damp near consumer units.
Measuring equipment may include testers for tripping residual current devices, phase testers or voltage testers, and instruments for measuring the continuity of protective conductors. Measurements are recorded where they matter for the assessment.
The installations are assessed against the rules that applied when they were carried out. In other words, an older installation is not measured against the requirements that apply to new installations today. The inspection gives a thorough safety assessment, but it is not a full certificate of compliance with standards.
Understanding the colours and symbols in the electrical installation report
Since 1 October 2020, the electrical installation report has used colours and symbols instead of the old grades K0, K1, K2, K3 and UN. Each fault is assessed on whether the installation is illegal and what consequences the fault could have.
Yellow means a risk of shock: illegal electrical installations that carry a risk of electric shock. One example is a socket without a working protective conductor.
Red means a risk of fire: illegal electrical installations that carry a risk of fire. One example is a missing box behind a lighting point.
A prohibition symbol means an illegal electrical installation: installations that do not meet the standards and legal requirements that applied when they were carried out.
A question mark means that something should be investigated further to establish whether there is a fault. It could be a fault with a risk of fire or shock. If you buy the home without having it investigated, you bear the risk yourself.
The markings describe the installations as they were on the day of the inspection, and they say nothing about what a repair would cost. If you have questions about the report, contact an authorised electrician for a closer assessment.
What the electrical installation report does not cover, and where its limits lie
The electrical installation report is no guarantee that the electrics in the house are fault-free. It only shows what the electrician can see and measure at the time of the inspection. It is a snapshot, not a safeguard for the future. Even a report with few or no remarks does not rule out faults arising later.
Concealed installations are not exposed. Cables in walls and ceilings, boxes embedded in concrete and the like stay closed, so faults can hide there. The electrician only assesses the fixed installation. White goods and other electrical appliances are not part of the inspection. The same applies to outdoor electrical installations that are not mounted on a building, such as free-standing garden lighting.
Access during the inspection follows normal practice. Heavy furniture is not moved without prior agreement, suspended ceilings are rarely opened, and seals are not broken. Measurements are taken as spot checks at fixed standard points. It is therefore not a full check against every rule and standard.
The report covers electrics only. Plumbing, ventilation and the condition of the building fall under the condition report. It only describes the conditions on the day of the inspection, so any later changes or damage fall outside the scope of the report.
Nor is the report proof that the electrical work in the house was carried out by an authorised company, or that the products in the house are CE marked. It is one part of the home inspection scheme, with clear limits on what it covers.
How long the electrical installation report is valid, and which deadlines apply
Its validity is set out in section 4 a of the Consumer Protection Act: an electrical installation report must have been prepared or renewed less than 1 year before the day the buyer receives it. If the report is older when the buyer receives it, it must be renewed if you, as the seller, want to be exempt from liability.
For the seller to be exempt from liability, the buyer must have received a valid electrical installation report, a valid condition report and an offer of change-of-ownership insurance before the purchase agreement is entered into. The requirement is set out in section 2(1) and (2) of the Consumer Protection Act and is meant to ensure that the buyer gets a clear picture of the property's technical condition at the time of the sale.
If the reports are too old on the day the buyer receives them, the seller is not exempt from liability under the Act. The reports can still provide useful information about the condition of the installations, but they do not protect the seller against claims if faults are discovered later.
If significant changes are made to the installations after the date of the report, such as a major renovation or major repairs, you should have a new inspection carried out, so that the documentation matches the actual state of the house and there is no doubt about safety.
The condition report is valid for a shorter period: it must have been prepared or renewed less than 6 months before the day the buyer receives it (section 4). The period of validity is stated on the front page of both reports, so that buyer and seller alike can quickly check whether they are still valid.
You can find the latest rules on validity and deadlines from Erhvervsstyrelsen (the Danish Business Authority) at boligejer.dk and sik.dk. There you will also find guidance on the home inspection scheme, change-of-ownership insurance and exemption from liability.
How the electrical installation report affects change-of-ownership insurance and the seller's liability
The electrical installation report is key in a property sale when it comes to change-of-ownership insurance and the seller's chance of being exempted from liability. Under section 2 of the Consumer Protection Act, you as the buyer must, before the agreement is entered into, have received a valid condition report and electrical installation report as well as an offer of change-of-ownership insurance, and the seller must have promised in writing to pay at least half of the premium. The seller must also have made sure that you are aware of the legal consequences. If these requirements are met, the seller is, as a rule, released from the normal 10-year liability for hidden defects in the building and the electrical installations. However, the Act does have clear exceptions.
The legal basis is the Consumer Protection Act (forbrugerbeskyttelsesloven, Consolidated Act no. 1123 of 22 September 2015), in particular sections 2, 3 and 4. These sections set out the framework, the exceptions and the legal consequences, and do not provide for any extended guarantees. The seller is still liable if the seller has given a guarantee or has acted fraudulently or with gross negligence, as set out in section 2(5).
The cover provided by change-of-ownership insurance varies between insurers, within the limits set by law. Read the policy carefully, or get guidance from your insurance company or Forsikring & Pension (the Danish insurance industry association) for precise information about what is covered. This article does not guarantee any specific cover.
Timing matters. The documents, that is the electrical installation report, the condition report and the offer of change-of-ownership insurance, must have been handed over before the purchase agreement is entered into (section 2(2)). If they are handed over later, the exemption from liability lapses.
In the sales process, the seller usually orders and pays for both reports. To be exempt from liability, the seller must have made a written, binding promise to pay at least half of the premium for the change-of-ownership insurance, as required by section 2(3). If the seller promises less, the exemption does not apply.
The buyer decides whether to take out change-of-ownership insurance. The seller's exemption depends on whether a genuine offer of insurance has been made, not on the buyer's choice (section 2).
The rules on documentation and cover are technical, and situations vary a great deal. Get specific advice from a lawyer, an estate agent or an insurance company before you decide.
How to read the electrical installation report as a buyer, step by step
Start with the front page. It shows the address, the date of the inspection and when the report expires. You can also see the name of the company that carried out the inspection. It is a good idea to look up the company in the authorisation register at sik.dk to confirm that it is authorised.
Then turn to the list of faults, which is set out room by room. Look in particular for red and yellow markings, which mean a risk of fire or shock. A question mark means that something should be investigated further.
The report does not contain photos. Instead, each fault is listed under the building, floor and room where it was found, for example “Beboelse – Stueplan – Køkken” (Dwelling – Ground floor – Kitchen). In the overview of the inspection, you can also see which installations the electrician took apart and examined.
If the report has red or yellow markings or question marks, get an assessment from an authorised electrical contractor before you go ahead with the purchase. The report describes what was found, but it does not advise you on whether to buy or walk away.
Compare the information with the condition report. Damp mentioned in the condition report can affect electrical installations, especially consumer units located in damp rooms. Make a note of possible risks, without drawing technical conclusions on your own.
The terms of the change-of-ownership insurance matter. Read the offer carefully and check whether electrical issues are covered. For more detail on the extent of the cover, contact the insurance company. Organisations such as Forsikring & Pension also have useful information.
Also read the section on reservations and limitations. It sets out what the inspection does not cover, such as concealed cables behind walls or inaccessible areas. This defines how far the inspection goes.
Write down your questions as you go, and ask for written answers from the seller, the estate agent or your adviser. Technical questions about repairs should go to an authorised electrician, so that you get the right guidance.
How sellers use the electrical installation report alongside the condition report
Plan ahead when ordering the electrical installation report and the condition report for a home sale. Both reports must be valid on the day the buyer receives them: the condition report must be less than 6 months old and the electrical installation report less than 1 year old. Check the period of validity on both reports before the material goes to the buyer, so that the documentation meets the legal requirements.
The buyer must receive the electrical installation report, the condition report and the offer of change-of-ownership insurance before the purchase agreement is signed. This order of events follows section 2 of the Consumer Protection Act and protects you from liability later on. Hand over the material clearly and correctly, preferably in writing or digitally, so that the timing cannot be disputed.
If the buyer asks about remarks in the reports, stick to the facts in the text and images. Do not give your own technical assessments or solutions. Instead, refer them to an authorised electrical contractor for professional advice. This prevents misunderstandings and ensures the matter is handled professionally.
Coordinate the information in the electrical installation report and the condition report where the condition of the building affects the installations, for example damp around consumer units or electrical components. If anything has been repaired or maintained before the sale, share documentation such as invoices or statements from authorised companies. This gives the buyer extra peace of mind.
The price of the reports is not set by law but agreed with the companies that prepare them. Make it clear early on in the sales material who pays for what, so that everything is transparent.
If the installations are changed after the date of the report, for example with a new consumer unit or major repairs, you should have a new inspection carried out, so that the report matches the installations and there is no doubt that the documentation is up to date. The company that carried out the electrical work is not allowed to prepare the new report. Also keep all invoices from authorised firms as proof of the work done.
Keep all correspondence with the buyer, versions of the reports and insurance offers throughout the sales process. A clear paper trail can prove invaluable if questions or an insurance claim arise later.
Do not promise specific outcomes based on what the reports say. See them as neutral decision-making tools, not guarantees. Ask the insurance company about cover, and seek legal advice from a lawyer or an estate agent.
Glossary of key electrical terms in the electrical installation report
When you buy or sell a home, the electrical installation report gives a clear picture of how safe the electrical installations were on the day of the inspection. It points out risks, gathers the information you need before signing the purchase agreement, and forms the basis for exemption from liability and change-of-ownership insurance.
“Afdækning” (covers) means the lids and guards on consumer units, boxes and appliances that protect against contact with live parts. If they are missing or damaged, the risk of electric shock increases.
“Beskyttelsesleder (PE)” is the protective conductor that connects exposed metal parts to earth and carries fault currents away. Its connection must be unbroken, otherwise the protection will not work as intended.
“Gruppetavle” (consumer unit) is the house's distribution board, with fuses or circuit breakers and often a residual current device (HPFI/HFI). It distributes power to the circuits in the home and protects against overloads and fault currents.
“HPFI/HFI” are residual current devices (RCDs), which trip quickly in the event of an earth fault. During the inspection, the electrician presses the test button to check that they work.
“Jordforbindelse” (earthing) is the connection between the installation and the earth via earth electrodes or other systems. It is important so that fault currents can be conducted safely away.
“Skjulte installationer” (concealed installations) are cables and wires behind walls, ceilings or floors. The inspection is non-destructive, so faults in concealed parts are not always detected.
“Spørgsmålstegn” (question mark) means that something should be investigated further to establish whether there is a fault, for example one with a risk of fire or shock.
“Stikledning” (service cable) is the supply cable from the grid company's connection point to the house's main switch or meter. Maintenance may be the responsibility of the grid company or of you as the owner, or it may be shared, depending on the agreement.
Always check the latest rules from Erhvervsstyrelsen (the Danish Business Authority) at boligejer.dk and sik.dk. Do you have questions about the content, the legal side or insurance? Contact an authorised electrician, a lawyer or your insurance company for specific advice on your case.
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