Bruksendring
Bruksendring (change of use) is the formal change of an existing building's main function, typically from office to housing, from industry to office, or from retail to housing, and requires an application to the kommune under the Planning and Building Act section 20-1 letter d. Bruksendring is one of the most important tools for transforming existing buildings, and it is central to the strategy against stranded property, where office buildings that cannot be upgraded profitably are converted to housing or a special function.
The application process resembles a building case, but it focuses on the change of function and its consequences. The kommune assesses whether the change of use is compatible with the applicable zoning plan, or whether it requires a new detailed zoning plan; whether the building meets the technical requirements for the new function (housing quality, sound requirements, fire requirements, daylight); and whether the change triggers requirements for parking, shared areas or other impact assessments. An office-to-housing conversion typically triggers strict requirements for daylight and outdoor space that cannot necessarily be met without structural changes.
For developers, bruksendring is a core tool. Office buildings from the 1960s and 1970s in central areas often have a considerably higher housing value than office value when the market is normal: a 1960s building in Frogner can yield 80,000 kr/m² as housing and 35,000 kr/m² as poor office space. When the office market weakens or the building becomes stranded, a change of use to housing opens a way out. Industry-to-office conversions in Hausmannsbyen, Grünerløkka and Vestre Vika from 1990 to 2010 were dominated by the same logic: former factories and warehouses valued significantly higher as creative office buildings.
There are two important considerations for tax and regulation. First, a change of use can trigger a VAT adjustment if the building was previously let to a VAT-liable business and is now converted to housing (VAT-exempt). This can require the owner to repay input VAT previously deducted. Second, a change of use for a new building classified as "primary use" under TEK17 can require extensive upgrades to meet the energy and quality requirements of the new function.
Practice distinguishes between "free" and "substantial" change of use. Minor changes within the same function group (office to coworking) can be handled as an application without responsibility rights, while a switch between main functions (industry to housing) requires a full building case with a responsible applicant, designers and contractors. Practice varies between kommuner: a transformation approved without dispute in one kommune can require a detailed zoning plan in another.
In Placepoint you can compare zoning plans, building age, building type and current leases when you assess whether a change of use is technically and legally possible on a specific property.
How the dataset appears on the map
The dataset is part of the map layer Property as Matrikkelen - eiendomskart:
From Placepoint's dictionary: Bruksendring
More information: Lovdata: The Planning and Building Act section 20-1, Direktoratet for byggkvalitet: Bruksendring, Plan- og bygningsetaten Oslo
English: Change of use, conversion (of building use).
Frequently asked questions
When is a change of use required?
When the building's main function changes, typically from office to housing, industry to office, or retail to housing. Minor changes within the same function group (office to coworking) can often be handled without a formal application, but a change of main function requires an application under the Planning and Building Act section 20-1.
What is the difference between bruksendring and rebuilding?
Bruksendring concerns function (what the building is used for). Rebuilding concerns physical change (how the building is built). In practice, most changes of use also trigger significant rebuilding to meet the technical requirements of the new function, and the applications are often handled as one combined process.
Does a change of use require a detailed zoning plan?
That depends on the applicable zoning plan. If the plan permits the new function (typically "mixed-use building" or "central-area purpose"), the change of use can be handled as an ordinary building case. If the plan only permits the old function, you must first apply for a new detailed zoning plan, a process that typically takes 1 to 3 years.
What is the change-of-use strategy for office buildings that become stranded?
Conversion to housing (when daylight and outdoor space can be solved), a special function (care buildings, education, culture) or flexible concepts (coworking, hotel). Housing conversion typically creates the most value in central areas where the housing market is above the office market, but it is also the most technically demanding because of quality requirements.