Takstmann
A takstmann (property appraiser or building surveyor) is a professional who assesses a property's value and technical condition, and documents the assessment in a takst (valuation report), tilstandsrapport (condition report) or boligsalgsrapport (housing sale report). The appraiser is independent of the parties to a transaction, and the report is used for purchase and sale, refinancing, insurance settlements, seksjonering (division into sections) and estate division, among other things. In everyday speech the term is still "takstmann", but the industry now uses titles such as takstingeniør and bygningssakkyndig.
The profession is not a protected title in the same way as a licensed eiendomsmegler (estate agent), but quality is regulated through the industry body Norsk takst, certification schemes and the standards the reports are based on. A residential valuation combines a technical inspection of the building with a value assessment, while a pure verdivurdering (value assessment) only estimates the markedsverdien (market value) without the technical part.
For residential sales the role has been tightened considerably. Under the forskrift til avhendingslova (tryggere bolighandel), which came into force on 01/01/2022, a tilstandsrapport that is to have legal effect under the avhendingslova (Norwegian Sale of Property Act) must be prepared by a bygningssakkyndig (certified building surveyor) and follow set requirements for content and method. The report is based on the technical condition analysis in the NS 3600 standard. A thorough condition report gives the buyer a more accurate picture of the home and reduces the seller's risk of later defect claims, because matters disclosed in the report normally cannot be invoked as a hidden defect.
The appraiser assesses the condition using tilstandsgrader (condition grades, TG 0 to TG 3), where TG 0 means no deviations and TG 3 means large or serious deviations. For each building component the report states the condition grade, the consequence and often an estimate of the repair cost. This system is what makes the report verifiable and comparable between homes.
The appraiser should not be confused with the megleren (broker). The appraiser assesses the property; the eiendomsmegleren handles the sale itself and attaches the valuation report or condition report to the sales prospectus. For næringseiendom (commercial property), the value assessment is often carried out by a næringsmegler (commercial property broker) or a valuation team that values the property on the basis of leieinntekter (rental income) and yield rather than a technical residential valuation.
In Placepoint you find the source data an appraiser uses as a starting point: information from the matrikkel on area, bygningstype (building type) and year of construction, ownership history from Grunnboken, and transaction figures for the area.
From Placepoint's glossary: Takstmann
More information: Lovdata: Forskrift til avhendingslova (tryggere bolighandel), Lovdata: Avhendingslova, Norsk takst
English: Property appraiser / building surveyor (takstmann; in residential sales now a certified bygningssakkyndig).
Frequently asked questions
What does a takstmann do?
A takstmann assesses a property's value and technical condition and documents it in a takst, tilstandsrapport or boligsalgsrapport. The assessment is used for purchase and sale, refinancing, insurance settlements and estate division.
What is the difference between a takstmann and an eiendomsmegler?
The appraiser assesses the property itself, while the eiendomsmegleren handles the sales process. The broker attaches the appraiser's takst or tilstandsrapport to the sales prospectus.
Must a tilstandsrapport be prepared by a takstmann?
For a tilstandsrapport to have legal effect under the avhendingslova, from 2022 it must be prepared by a bygningssakkyndig under the forskrift til avhendingslova (tryggere bolighandel), based on the condition analysis in NS 3600.
What do the condition grades TG 0 to TG 3 mean?
Tilstandsgrad states the deviation for each building component: TG 0 is no deviations, TG 1 minor deviations, TG 2 significant deviations and TG 3 large or serious deviations. A higher grade signals a greater need for repair.