What should you have ready for a sales valuation?

When an estate agent carries out a sales valuation, they set a current sale price and give you an insight into the housing market as it stands right now. This gives you an informed estimate of what your home could sell for today.

A sales valuation of a home is based on the type of property, its condition, previous renovations, size, location, ground conditions and demand in the area. All of these factors interact and affect the price the agent arrives at.

An official property valuation is something else. It is made by a public authority to set a basis for taxation and draws, among other things, on BBR information (from the Danish building register). The two valuations serve different purposes and are prepared by different parties, even though both are about the value of the home.

Beyond figures and documents, the agent also looks at soft factors and the home’s potential during the physical inspection. These can be things that do not appear in the paperwork but still matter for how the home is experienced and how it can be sold.

A sales valuation can be booked for many types of property: houses, detached houses, terraced houses, flats, cooperative housing (andelsbolig), holiday homes, allotment gardens or holiday home plots.

Documents you need to have ready for the sales valuation

Before the sales valuation, it is a good idea to have the documents below in order.

• The BBR owner’s statement (BBR-ejermeddelelse) shows the home’s external areas, year of construction, choice of materials and heating supply. You are obliged to check that the information is correct, so go through it before the valuation.

• The land register certificate (tingbogsattest) shows the size of the plot (matrikel), any easements (restrictions) registered against it, which encumbrances exist in the form of loans, and who the rightful owner is. It should always be obtained, whether the property is a house, an owner-occupied flat or cooperative housing.

• The property data report (ejendomsdatarapport) is sent to the municipality, which fills it in and returns it. The report gives answers on local and municipal plans, the type of utility supply and any obligation to connect to district heating. As a supplement, a pollution form is sent to the region.

• For owner-occupied flats and cooperative housing, the association’s by-laws, latest accounts, budget and minutes of the most recent general meeting must also be reviewed. This gives a picture of the association’s finances and decisions.

The agent can help obtain most of the documents, so you arrive well prepared for the sales valuation.

The energy label is a legal requirement

A mandatory energy label (energimærke) must be in place before your home is advertised for sale. Many people mistakenly believe the label only needs to be in place when the purchase agreement is signed. That is not the case. The requirement applies as soon as the home appears in adverts, and it is up to the seller to arrange the label.

The label rates the home’s energy efficiency on a scale from A2020, the best class, down to G, the worst. It typically shows consumption per m² per year. A home rated A2020 is below 20 kWh, while a home rated G is above 240 kWh.

A valid energy label lasts for 10 years, but only if no significant changes have been made to the home in the meantime. If you have installed a new heat pump, added insulation or switched to new windows, the label is no longer accurate. The label must also be listed in the national energy label register to be valid.

Who pays depends on the type of property. When an owner-occupied flat or cooperative housing is sold, the association normally pays for the energy label. If you are selling a detached house, a terraced house or a holiday home, you pay yourself. The requirement for a mandatory energy label applies to year-round homes and to holiday homes over 60 m².

Condition report, electrical installation report and change-of-ownership insurance

The condition report (tilstandsrapport) and the electrical installation report (elinstallationsrapport) are not required by law when you sell your home. They are, however, a prerequisite for taking out change-of-ownership insurance (ejerskifteforsikring). Without them, the insurance cannot be taken out. It is the insurance, not the law, that makes the reports necessary.

The reports are prepared by authorised building surveyors and electrical contractors. Together with the mandatory energy label, they typically cost between 10.000 and 18.000 kr. Factor that cost into your sales budget in advance.

The condition report uses colour codes to show how serious the issues are:

• A grey house symbol marks less serious damage.

• A yellow house symbol marks serious damage.

• A red house symbol marks critical damage.

• A black house symbol with a question mark marks issues that need further investigation.

If you want to deal with the defects before the home goes on the market, you can order a pre-inspection report (førsynsrapport), also known as a draft. It shows what will come up in the final report, so you can put it right before the sale. A pre-inspection report typically costs an extra 2.000 to 5.000 kr.

When the sale is covered by the home inspection scheme (huseftersynsordningen), it is a good idea to read the condition report, the electrical installation report and the change-of-ownership insurance quote together. The three documents are connected and shed light on the same issues, each from its own angle.

Get the home physically ready for the valuation

Your home does not need to look perfect for the valuation. An experienced agent sees past everyday clutter and assesses the home’s potential, so you can stick to the basics.

• Give the home a thorough clean and tidy up so the rooms feel open. There is no need to vacuum into every corner or paint the walls.

• Fix the minor damage and defects you already know about. Consider painting the walls in neutral colours and updating the lighting so the home feels bright and inviting.

• Boost the home’s kerb appeal with gardening and some care for the facade. Professional home staging is worth considering as an extra lift, but it is optional.

• Prepare the home before each viewing with cleaning, a neutral scent and a comfortable temperature, so it feels inviting to walk into.

The agent can advise you on what matters most in your particular area when you get the home ready for the sales valuation.

Book a free sales valuation with Brikk

A sales valuation gives you a professional assessment of your home’s current market value. It is an informed estimate of what your home could sell for right now, based on its condition, location and demand in your area. Many estate agents offer it free of charge and with no strings attached, so you can get clarity without committing to putting your home on the market.

If you want to know where your home stands, the next step is simple: book a sales valuation with Brikk. You will get a concrete valuation of the home and a plan for the next steps. You will also get the answer to the question this checklist has been circling around: what is your home worth today?

The agent can help you obtain the necessary documents, so you are not left alone with the BBR owner’s statement, the land register certificate and the rest. If you are unsure about the timing, the agent can assess whether the market favours putting your home up for sale now or waiting a few months.

The agent can take care of the rest during the visit.