Sekundærrom (S-rom)

Sekundærrom (secondary rooms), often shortened to S-rom, are rooms in a dwelling that do not count as living space: storage rooms, technical rooms, laundry rooms without a shower, and a garage placed inside the dwelling. Together with primærrom (P-rom), sekundærrom made up the internal usable floor area BRA-i under the old NS 3940 version, and you still come across the term in sales prospectuses, valuation reports and property valuations.

The distinction between P-rom and S-rom entered NS 3940 in 2007/2008 as a functional split of the dwelling's internal area. The idea was simple: buyer and seller should see how much of the area was liveable living space, and how much was storage and technical. P-rom covers the living room, kitchen, bedrooms, bathroom, hallway, home office and similar; S-rom covers what remains within the dwelling unit of a storage or service nature. A measurable room (clear height at least 1.9 m, width at least 0.6 m) that is neither a fixed storage room nor a technical room, and that has a normal fit-out standard, counts as P-rom. A measurable room without suitable access, insulation or fit-out becomes S-rom.

NS 3940 was revised again in 2023, taking effect for new residential sales prospectuses from 2024. In practice, the new version phases out the P-rom/S-rom distinction in favour of BRA-i, BRA-e and BRA-b as the main categories. You will therefore find that:

• Prospectuses from after 2024 state BRA-i as the main area, often without breaking it down into P-rom and S-rom.
• Prospectuses from the period 2008-2023 state both P-rom and S-rom as a functional split of BRA-i.
• Condition reports under NS 3600 still use the distinction in their documentation, because the valuation and insurance industries have not caught up with the new standard yet.

In practice, this means that a dwelling where the 2018 prospectus stated "BRA-i 95 m² (P-rom 80, S-rom 15)" is stated in 2026 as "BRA-i 95 m²", with the same measured area. It is the description that has changed, not the area. For the primary residence assessment at Skatteetaten (the Norwegian Tax Administration), P-rom (or UFA, depending on the dwelling type and the related area calculation) is still the basis for the standardised taxable value. Older BOA measurements covered only the P-rom part.

Practical consequences for buyer and seller:

• A high S-rom figure in an older prospectus indicates a lot of storage, technical rooms or an internal garage. This is not usable floor area you "live in" and should not be priced as P-rom.
• Changing a room from S-rom to P-rom (typically a storage room converted into a bedroom) can trigger a building application under TEK17 if it reduces the overall living standard in the dwelling, but it is most often about windows, height, ventilation and escape routes.
• Misclassification can be grounds for a price reduction under section 3-8 of the Norwegian Sale of Property Act if a room is stated as P-rom in the prospectus without meeting the conditions.

In Placepoint, the total UFA per dwelling unit is shown in the building panel, taken from the matrikkel. The internal P-rom/S-rom split is not registered there; you will find it in the prospectus or the condition report for the individual dwelling.

How it looks in Placepoint

In Placepoint, you find this in Building panel:

From Placepoint's dictionary: Sekundærrom (S-rom)

More information: Standard Norge: NS 3940, DiBK: TEK17 § 5-4, Lovdata: Sale of Property Act section 3-8

English: Secondary rooms (S-rom, per NS 3940).

Frequently asked questions

What is sekundærrom (S-rom)?

S-rom are rooms in a dwelling that do not count as living space: storage rooms, technical rooms, laundry rooms without a shower and internal garages. Together with P-rom, they made up the internal usable floor area BRA-i under NS 3940.

What separates P-rom from S-rom?

P-rom are living spaces (living room, kitchen, bedrooms, bathroom, home office) with a normal fit-out. S-rom is the remaining usable floor area within the dwelling unit of a storage or service nature.

Are P-rom and S-rom still used in 2026?

The distinction has been phased out in NS 3940:2023 in favour of BRA-i, BRA-e and BRA-b. Condition reports and older prospectuses still use it. Skatteetaten uses P-rom for taxable value where this is relevant.

Does P-rom correspond to what we used to call boligareal (BOA)?

Roughly, yes. BOA covered the primary part alone and is close to synonymous with P-rom for most dwellings.

Can I convert an S-rom storage room into a bedroom myself?

Often not without a building application. Bedrooms under TEK17 must meet requirements for light, ventilation, ceiling height and escape routes. Check the specifics with the kommune before you sell or rent out the room as a bedroom.