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Handover inspection LF Step 2

Property data
Property name
Kvisljungeby 3:94
Address
Trulsegårdsbacken 5A
42359 Torslanda

Inspection data
Mission number O21931
Date of inspection 2023-05-22
Inspection companies OBM Besiktning Väst AB
Inspectors Markus Olsson
In attendance Sellers & Brokers
Valid until 2024-05-22

Brokers
Company nameName of broker
Länsförsäkringar TorslandaViktoria Börjesson
Weather on the day of the inspection
Type of weather temperature
ClearCa +20°C
 OBM GROUP
Generatorgatan 12 195 60 Arlandastad [email protected] or [email protected] 08-591 211 80 www.obmgruppen.se
Building information
Description of the building Year of construction
1-storey detached house with basement 1964
Additions or alterations Other
80sHouse furnished, inspection of
conservatories/side buildings not included in the
assignment.
Building component
Roof: Concrete tiles
Facade: Wood
Windows: 2-glass coupled
Frame: Wood
Ground: Basement

Installations
Heating: Electric boiler (waterborne system)
Ventilation: Self-draught
Water: Municipal
Sewerage: Municipal
Questions for the seller
Data from owner or representative
The property has been in the family since the late 50s. 2016 installation new electric boiler. Painting / maintenance
regarding facades / wood details on the outside has been done continuously over the years, the last time the house
was repainted was in 2019.
Information provided by the seller at the time of the inspection.

Roof: In 1984 the roof was re-roofed in connection with an

extension. Wet room: No such measures performed.
External foundation: No such measures carried out.

Energy declaration Yes See separate protocol

Has a list of questions been drawn Yes See established document
up?

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Inspection results
Rating scale: 1 = No remark, 2 = Remark, 3 = Should be corrected, 4 = Not inspectable.
Building component 1 2 3 4 Note

Exterior
The ground slopes partly towards the house, plants occur next to the
Mark X
house, see comment/risk analysis.
Cracks/paint leaks occur in the plinth, leaks were noted between the
Pedestal X
Platon mat and the finishing strip. See comment/risk analysis.
Facade panels/wood details are in need of painting/maintenance in places,
Facade X
see comment/risk analysis.
Windows/doors are partly in need of painting/maintenance, see
Windows/Doors X
comment/risk analysis.
Downpipes/gutters are of older date, gutters are in need of
Downpipes/gutters X cleaning/adjustment (traces of previous leakage were noted). See
comment/risk analysis.
The roofing is of an older date, moss is present on the outer roof, paint
Tak X loss/rust was noted in sheet metal details. Furthermore, some broken roof
tiles were noted which should be replaced. See comment/risk analysis.
Moisture stains (dry at the time of inspection) and microbial growth occur in
Wind X
the roof underlay, see comment/risk analysis.
Interior
General X General ventilation is considered inadequate and should be improved.
Hall X Nothing to note.
The wet room is of older standard, water pipes protrude from the floor. See
Shower X
comment/risk analysis.
There is no moisture protection under the fridge/freezer and not in the sink
Kitchen X
cabinet, see comment/risk analysis.
Bedroom 1 X Nothing to note.
Dressing room X Nothing to note.
Bedroom 2 X Nothing to note.
Allrum X Nothing to note.
Living room X Moisture stains were noted in parquet flooring, moisture indication without
remark.
Dressing room X Nothing to note.
Cellars
In the basement there are floor/wall constructions of organic material, see
General X
comment/risk analysis and appendix control of construction.
X
There are rusty floor drains in the basement; it is recommended that these
floor drains be replaced with site drains in future renovations.
Stairwells X Nothing to note.
Passage X Nothing to note.
Laundry room X The wet room is of older standard, see comment/risk analysis.
Hobby room X Nothing to note.
Groventré X Nothing to note.
The wet room is of an older standard, boom noise occurs in the tiles. See
Shower X
comment/risk analysis.
Storage room small X Nothing to note.
Storage rooms large X Nothing to note.
Pannrum X Nothing to note.
Workshop X Nothing to note.

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Comments and risk analysis
Ground: When the ground slopes towards the building, there is a risk that surface water can enter the
foundation structure and cause damage that negatively affects the building.

We know from experience that there can be problems with stormwater pipes and the drainage system when there
are plants next to the building. You can also get a high moisture status in the structure of the facade as plants
prevent the sun from heating the facade so that dehydration can occur, this can ultimately give rise to damage that
affects the building and the indoor environment negatively.

Plinth: The cracks in the plinth increase the risk of freezing and cracking and the risk of leakage.

When there are leaks between the finishing strip and the Platon mat, there is a risk of soil and stones ending up
behind the Platon mat, resulting in impaired function. Moisture-related damage can then occur in the basic structure.

Facade: When there are deficiencies in the maintenance of facade panels/carpentry, there is a risk of damage to the
organic material, which can negatively affect the building and the indoor environment.

Windows/Doors: When there are deficiencies in the painting/maintenance of windows/doors, there is a risk of
damage to the organic material which can have a negative impact on the building and the indoor environment.

Downpipes/Gutters: When water from downpipes/gutters is not drained away but allowed to run off adjacent to the
building, there is a risk of increasing the amount of moisture in the wall, roof and foundation structure which can then
cause damage to the building.

Roof: As the roofing is of an older standard and there is paint loss/rust in sheet metal details, the roof has a
reduced resistance to water penetration. This in turn can lead to moisture damage to the roof structure, which
can adversely affect the building and its indoor climate.

The moss binds moisture, which can affect the roof negatively. If there is moss on the roof for a long time, it
cannot be excluded that there will be damage to the roof, which in turn affects the underlying material and
causes damage that affects the building negatively.

Attic: Moisture stains occur in the sub-roof, these moisture stains were dry at the time of inspection. It is
recommended that these are monitored and if the moisture spots increase in size or other changes occur,
contact should be made with a professional for the necessary measures.

When there are gaps in sealing between a cold and a warm space, there is a risk that relatively warm and humid
air will escape from the warm space to the adjacent cold space and hit a cold surface and condense. Microbial
growth/discoloration on the external roof structure is an indication that the indoor air has escaped into the attic,
creating a favorable climate for microbial growth. It may be an indication that ventilation is or has been periodically
inadequate. If this is allowed to continue, there is a risk of moisture-related damage to structures made of organic
material, which will ultimately have a negative impact on the building and the indoor environment.

Wet rooms: In wet rooms, floor and wall surfaces should have waterproofing layers. When it is missing, is of an
older model/standard or if there are faults/shortcomings in its function, there is a risk of moisture-related damage to
surrounding structures, which can adversely affect the building and its indoor climate. Damage to surrounding
structures cannot be excluded.

Kitchen: When there is no moisture protection under sink cabinets/glassware, there is a risk of damage
related to leakage, it may take time to detect leakage/damage. These damages affect the building
negatively.

Basement: An older basement of this type is usually more or less exposed to permanent moisture from the
adjacent soil. Based on experience, it is known that constructions and coatings/coverings with organic materials
against floor and wall surfaces should be avoided, as moisture impact and microbial growth (mold/bacteria) and
decay can occur in such. The exterior moisture protection is also older. It cannot be ruled out that deficiencies
exist or will occur in the external moisture protection, which means that the basement's external moisture
protection may need to be addressed. See also appendix control of construction.

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Date
2023-05-22

Markus Olsson
Surveyors

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Annex 1 for checking selected designs

Construction

Part of the building Basement

Construction partStructures made of organic
materials Structure of construction

Commentary

The critical limit for *microbial growth in wood is about 17% moisture content.
In the basement there are floor/wall constructions of organic material. Test holes were made in an exterior wall
under the interior staircase and where the moisture content was measured at over 28% in a wooden tile and an
unusual odor was experienced in test holes. Sample holes were taken in a lined outer wall in the hobby room and
where the moisture content was measured at 28% in a wooden brick (*=Collective name for several
microorganisms such as bacteria, mold and the like).

Summary

During a random inspection of the structure, the moisture content was measured at 28%, which is above the
critical limit value for microbial growth, and an unusual odor was experienced. In order to investigate the
cause/scope and appropriate measures, it is recommended that contact be made with a specialist to carry out
an in-depth investigation.

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General conditions

1. Scope of the inspection

This protocol may only be used in connection with real estate transactions brokered by Länsförsäkringar fastighetsförmedling. The assignment
includes a transfer inspection whereby the inspector carries out a structural examination of the property's residential building at the time of the
inspection. The inspection can also cover other buildings on the property if this has been specifically agreed.
The inspection is based on the age and condition of the property.
The inspection is based on the documents provided to the inspector and recorded in the inspection report. The inspection does not involve checking the
information provided, unless the information is deemed to be incorrect.
Visual inspection means an inspection of the visible surfaces of all accessible spaces, facades and ground. Accessible spaces are those which can be
reached through openings, doors and inspection hatches and which allow an inspection of the whole or a major part of the space and that
are at least encryptable.
Spaces not inspected shall be noted in the inspection report as well as the reason for this. Movables and other things that make the inspection
difficult are not moved by the inspector.
Exterior roofs with roof coverings that the inspector considers unsuitable or hazardous to walk on are not inspected.
In the inspection report, the inspector shall note such deviations that a buyer cannot reasonably expect at the time of purchase. Defects and other
structurally insignificant information are not noted.
The inspection fulfills only part of the buyer's duty of investigation and the client must take an active part in the inspection report and decide
whether or not recommendations from the inspector regarding measures or in-depth investigations should be implemented. It is normally part
of the buyer's overall duty to investigate by other means rooms or surfaces that have not been physically possible to inspect during the
inspection.
the handover inspection, e.g. non-inspectable crawl spaces and attics.
At the request of the surveyor, the seller shall provide information on the existence of deviations in the building from what a buyer could
reasonably expect and which the seller is aware of. The seller cannot be held responsible for deviations that he has informed the buyer of. If
information is not provided by the seller, this is noted in the report.

2. Risk analysis
The surveyor gives an opinion on the condition of the building based on his observations and his own and generally known experience of the specific
risks associated with comparable buildings.
Visible moisture stains, deflections or other signs may affect the assessment. General knowledge of the area or specific knowledge of certain
building technology can also influence the assessment.
It is important to note that the risk analysis cannot include oral information that the surveyor has not received. In the inspection report, the inspector
presents his assessment. If a structure or building component cannot be safely assessed during the inspection, the inspector can choose between
preparing a risk analysis or recommending further technical investigation.

3. Continued technical investigation

If the surveyor finds that there is a need for further technical investigation, this shall be noted in the report. If the structure has been risk-analyzed or
recommended for further technical investigation, claims due to damage in the same cannot be made against the surveyor. Further technical
investigation is not included in the inspection assignment.

4. Exception
Inspection of existing mechanical equipment, heating systems, fireplaces, electricity, plumbing and flues are not included in the assignment.
Investigation involving intervention, measurement, test pressure, etc. is not included in the inspection assignment except for some moisture
measurement in so-called risk structures. Within the framework of this assignment, proposals for remedying defects are not provided. Damage or
inconvenience caused by pets is not included in this assignment.

5. Limitations of liability
The inspection body shall be liable, subject to the limitations set out below, for any damage caused by its negligence or default in the performance of
the contract.
The surveyor's total liability for a single assignment is limited to 15 basic amounts.
The surveyor does not compensate for damage up to half a basic amount. Claims against the surveyor shall be notified to him within a reasonable time
after the damage has been noticed or should have been noticed (complaint). However, claims may not be made later than two years after the
completion of the contract. If a complaint is not made within the periods specified in this paragraph, the injured party loses the right to invoke the
damage. In addition to what is stated in the limitation of liability, the inspection company has no liability due to the assignment and its execution. The
inspection company has taken out consultant liability insurance for this type of assignment.
It is always the responsibility of the injured party, in the event of damage, to limit the damage and its consequences. Damage or its consequences due
to negligence are not covered.
When calculating any amount of damage, the amount is reduced in all cases for age and normal wear and tear, a so-called age

deduction. The undersigned client has read the scope and general conditions of the inspection.

Place and date Signature of the contracting authority

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Annex to the inspection report with explanations of the assessment method for the handover inspection.

Assessment criteria
OBM Gruppen has chosen to present the inspection result in columns where the steps, "without remark", "remark" and "should be rectified" are the
variants that occur. This system is used to ensure that the reader of the report understands the importance of the remark. However, a remark under the
remarks column can mean different things depending on what was remarked. Often there is a comment, risk analysis or similar that complements the
remark at the bottom of page 3 under the heading "comment/risk analysis". It is therefore very important that the text under "comment/risk analysis" is
read very carefully as this is where the inspector often develops his assessments. It is also important to realize that the surveyor must decide whether
any defects that occur can be considered normal or not given the age and condition of the house. The fourth column is used to inform the client that
the space or building element was not available for inspection at the time of the inspection.

Information for sellers

If the seller is present at the inspection or otherwise available, OBM's inspection technician goes through what is to be done during the inspection
and asks questions about the building. If the inspector receives oral information about the building, this is noted in the inspection report. The
technician does not check the accuracy of the documents and/or information provided.
Remuneration to OBM for this inspection may be included in the premium invoiced to the client in connection with taking out insurance. If the client
chooses not to take out insurance after the inspection has been carried out or to cancel the broker's sales assignment, OBM is entitled to invoice the
client for the inspection according to the applicable price list.

Information on buyer screening

If the inspection has been carried out with the seller as the client, we recommend that the buyer considers having a so-called buyer's review carried
out. At a buyer's briefing, you go through the house on site and inform about what has been noted in the protocol. This is to increase understanding
and reduce the risk of misunderstandings. When you are on site, it is also easier for the inspector to answer questions and concerns in an educational
way.
The buyer's review can also be carried out by telephone, but there is a risk that the inspector may not be able to answer all questions in the same way.

General information

What is moisture?
Moisture is a natural part of our environment and vital to us all. However, moisture can sometimes cause problems in our homes and buildings. In our
houses, moisture is constantly migrating from both inside and outside. From the inside through the users from e.g. cooking, showering, etc. and from
the outside through e.g. rainwater, snow, surface water, moisture from the ground, etc. In some cases, these moisture migrations cause damage to
moisture-sensitive materials and create secondary damage such as microbial damage, chemical emissions or e.g. shape changes but also aesthetic
damage.

Radon in air
Radon is a gas produced when radioactive material decays. Radon is a volatile gas with no odor or other characteristic we normally experience.
The National Board of Health and Welfare has issued guidelines with the aim of ensuring that all homes have a radon gas level of less than 200 Bq/m3
by 2020. During inspections, our inspectors therefore generally state that the presence of radon should be checked unless a measurement protocol is
available. This is
does not always mean that measurements need to be taken, but that contact with the municipality's environmental administration can
provide guidance on this issue. Radon can originate both from building materials and from the soil layers under the building.

Radon in water
Some houses have their own well for drinking water or take water from a shared water well. Radon levels in water should not exceed 1000 Bq/l of
water.

Water quality
Water taken from your own wells or shared wells should be checked at regular intervals to ensure that the water quality is satisfactory. Consult the
municipality's environmental department for guidance.

Inspection of oil tanks

On 1 July 2000, a new regulation came into force requiring all oil tanks between one and ten cubic meters to be inspected regularly. For outdoor oil
tanks, the first inspection must be carried out by 1 July 2004, and for indoor oil tanks by 1 July 2006. A corrosion-protected tank (usually outdoors)
must be inspected every twelve years and a steel tank (usually indoors) every six years.

Energy declaration
According to a new law, after January 1, 2009, villas for sale must be energy declared. Villas that are energy declared must then always have an energy
declaration that is not older than 10 years when sold.
Newly constructed buildings must have a declaration upon completion.

Sewage system
The inspection does not cover private or communal sewage systems. Consult the municipality's environmental department for guidance on the sewage
system of the property in question.

Testing of flues
The inspection does not include examination of flues and their tightness etc. Our general approach is to contact the chimney sweep if the masonry
chimney stack has not been inspected in the last 5-6 years. Fireplaces that are not in use are normally automatically banned.

Fire protection control

Regulations and general advice on cleaning (sweeping) and fire protection control MSBFS 2014:6 sets out the requirements for fireplaces.
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Design and detail assessment
Roofs and attics

1. Flat/low slope roofs

A flat or low-slope roof generally requires more maintenance and is more difficult to control than, for example, a standard pitched roof with an
inspectable attic. The damage that occurs after leakage or e.g. condensation is often discolored ceilings, rotten raw board, etc.
As roof structures do not generally allow for inspection of the roof structure itself, there are very limited opportunities for
the inspector to assess its condition and functioning.
The function of the roof is primarily influenced by the tightness of the vapor barrier, but also by the thickness of the insulation, in some cases by
the ventilation of the roof, etc. Since relatively extensive destructive drilling is often required to safely examine the roof structures, this structure
is therefore seen as a so-called hidden structure. However, it is always ultimately up to the buyer to assess what investigations are to be carried out
and what risks are accepted.
Cardboard roof coverings require regular inspection and maintenance. Roofing felt has a life expectancy of about 20 years while roofing felt has
about 30 years or more, as does sheet metal cladding.

2. Older brick or concrete roof tiles and old roofing felt on roofs
There is a significant risk of moisture penetration through old roof tiles. The reason for this is that the roof tiles become damp, causing damage to the
battens and underlay board and any underlying structure. Over the years, roof tiles get frost cracks, which means an increased risk of leakage. Older
underlying roofing felt also lacks the ability to function satisfactorily because the waterproofing layer has dried out and water can leak through and
damage underlying structures.
Moss growth and small overlap on the roof tiles, small roof pitch and exposed location also increase the risk.
The normal maintenance interval for underlay and roof tiles is about 30-40 years.

3. Wind with microbial damage

An attic that has microbial damage on the inside of the roof and where leakage through the roof can be excluded should be carefully examined. The
reason may be that warm indoor air enters the attic due to leaks in the attic floor. The warm air humidified in the indoor environment can condense or
create a high level of humidity in the colder external ceiling. If this occurs, it is essential to also examine the general ventilation of the building, the
thickness of the attic insulation, the vapor barrier, ventilation gaps, etc.

Facades

4. Brick facades with discoloration, salt deposits, exposed position, etc.

High moisture penetration in brick facades often leads to microbial damage to the underlying structures. The cause may be inadequate air gap
behind the brick wall, inadequate water drainage at the bottom of the wall, or mortar spillage that introduces moisture into the wall structure.
Summer condensation can also occur when warm solar radiation hits the damp wall and causes moisture to migrate into the wall structure.

5. Single-storey facades
Newer houses with so-called thin plaster where the plaster sits directly on the wall insulation board are called single-stage facades.
These external walls have no ventilation gap in the wall structures and there is a risk of moisture penetration into the wall. The damage to the
walls often remains invisible both internally and externally at the initial stage.
A technical examination of such a facade involves relatively extensive drilling.

Cellars

6. Basement walls
If the external damp-proofing of the basement exterior walls consists of tarring, this has a limited lifespan (often about 15-25 years). This means
that, in many cases, external measures should be seen as natural and necessary after this period of time. If the external waterproofing loses its
tightness, it can cause damage to the inside of the outer walls, see also interlocking walls below.

7. Excavation on the inside of the basement walls

If leaking occurs on the inside of the basement exterior walls, moisture and microbial damage can occur, especially at the bottom. Wooden
joists, sills and wall panels are at risk of being exposed to high humidity, resulting in microbial damage.
Condensation may also occur in the walls at unfavorable temperatures for the walls.

Floor structures

8. Floating floor on concrete slab

Floating floors are often considered a hazardous structure as the structure generally has several possible moisture-related deficiencies. Organic
material under the floor's vapor barrier or cellular plastic is often exposed to high humidity from the concrete slab and microorganisms obtain an
acceptable habitat. This can eventually lead to odors or other unpleasant indoor air quality.
Exterior and interior wall studs often lack a moisture barrier underneath, which can cause the same type of damage as in the floor.

9. Interlocking floors on concrete slab

The risks of the raised floor generally lie in the following, organic material such as wooden slats, shavings, etc. are in contact with the concrete slab
which, if moist, gives rise to microbial damage.
The overlying insulation provides a temperature difference that creates a higher relative humidity underneath it. In addition, it is not uncommon for
the concrete slab to have embedded joists with a high risk of microbial damage. In many cases, the outer and inner wall columns have no moisture
barrier underneath them, which can cause the same type of damage as in the floor.

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Torpedo foundations and crawl spaces

10. Torpar foundation/creeping foundation

The self-draught ventilated crawl space is in most cases considered a risky construction. The reason is, among other things, the elevated humidity in
the foundations during the summer months, which can often lead to microbial damage. Lack of a moisture barrier with high moisture addition from the
ground to the foundation can also be a cause as well as cooling bedrock in the foundation, etc. We consider it very important to always open a hatch
and inspect the foundation if this is recommended in the inspection protocol. If the foundation is not deemed to be physically inspectable, it may be
necessary to drill holes in the floor slab to check its status.

11. Windows
Windows with insulation cassettes and 3 glass windows can lose their tightness over time and cause discoloration between the window panes.
This is mainly a damage of an aesthetic nature as the window's insulation capacity is only marginally affected. Windows of the current type are
generally considered to have a lifespan of about 25-30 years, although newer window types are considered to have a longer lifespan than the older
ones from the late 1970s and early 1980s.
Double-glazed windows and windows with wooden frames are considered to have a similar technical lifetime (25-30 years) as the above-mentioned
window types, even if the damage is instead caused by moisture and rot.

12. Older bathrooms

Older bathrooms with tiles and/or tiles often have weaknesses in the underlying waterproofing and the connection of the floor drain to the
waterproofing. The floor drain and pipes are often made of cast iron and may be corroded. The risk of moisture damage is therefore deemed to be
higher.

13. Tiles on wooden floors

Tiles on wooden floors are in many cases an unsuitable construction as minor movements always occur in wooden structures, partly due to seasonal
changes but also due to loads. This can lead to cracks in tiles, tile joints and/or in the underlying waterproofing layer. If the underlying waterproofing
is damaged in wet areas, there is a risk of moisture damage occurring if the floor is exposed to water.

14. Floor drains

Floor drains are in themselves installations that are not included in the inspection because they are handled under plumbing installations and are
excluded from the scope of the inspection. The connection of the floor drain to the floor surface layer is of the utmost importance for the function of
the wet room floor. There is therefore an industry recommendation that says that if the wet room was renovated after 1990, the floor drain should be
replaced and after 2007 it should be replaced. However, cast iron drains should always be replaced. If the floor drain is dirty during the inspection, the
connection to the surrounding waterproofing or surface layer cannot be assessed, which is then noted in the protocol.

Risk analysis and further technical investigation

It is in many cases difficult or impossible to determine the condition and function of certain building structures during the handover inspection without
drilling holes and using technical aids such as moisture and temperature sensors.
The risk analysis and the recommendation for further technical investigation therefore allow the surveyor to warn of risks and recommend
investigations that are not part of a handover inspection. Often the surveyor is not able to assess the functionality of the existing structures.
satisfactory or not.
Many structures perform excellently even though they are generally regarded as hazardous structures, while other similar structures do not perform
satisfactorily at all.
It is therefore important for a purchaser of a transfer inspection to take an active part in the inspection report and decide whether, for example, the
further technical investigation should be carried out, or whether the purchaser can consider taking the existing risks and including them in the overall
calculation of the property purchase.

Design control annex

The design review annex is carried out to support the insurance policy that the seller can take out.
The check includes an examination of the selected structure by the technician measuring the moisture in sample holes taken in certain sensitive
structures. The technician measures the relative humidity (RH %) and/or moisture content (MC %). When measuring the relative humidity in the test
holes, the technician checks how much moisture the air contains at a certain temperature. It is well known at which relative humidity e.g. microbial
damage occurs and this is therefore called the critical limit value.
The critical limit value is usually set at 75 % RH (in air, e.g. in mineral wool) and for moisture content 17 % (usually refers to
wood materials). Test holes are made in places where parts of the structure may be exposed to harmful moisture.
As a rule, one larger and one smaller hole is drilled in the selected structures.
Holes are made in buildings with a slab on the ground, basement or underground floor. This drilling is carried out provided that there are raised
floors, floating floors, interlocking walls, etc. in connection with the basic structure.
If the building has a creeping foundation, the holes are usually drilled from below and if the building has a torpedo foundation, the sample holes are
drilled from above. In some cases, it may be necessary to raise an inspection hatch to the foundation if there is no such hatch, or for the client to take
some other action to enable the drilling to take place.
relevant sampling.
Note that measurement values below the critical limit values are no guarantee that the structure is faultless. In some construction cases, the moisture
values may vary over the seasons and in other cases higher moisture values may be found in other holes in the construction.

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Depreciation periods for different materials and installations

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