Condition inspection, condition survey and condition investigation
A condition inspection in a home purchase is mainly a sensory inspection that goes through the building's visible structures, spaces and technical systems and, where necessary, takes surface moisture measurements. It gives the buyer and seller a picture of the building's condition and possible risk structures.
A condition investigation is a more detailed study in which structures are opened up, measurements are taken and samples are sent to a laboratory. It is often recommended as a follow-up to a condition inspection if the inspector finds signs of a risk structure or moisture damage.
According to Taloustaito, a condition inspector is not required by law to hold any particular qualification (2021). Qualifications can be checked, for example, from the register of FISE Oy, which lists inspectors who have obtained the qualification of a property condition inspector for home purchases (AKK).
Detached house: the buyer's duty to inspect
The Land Code applies to property sales, such as the sale of a detached house. The buyer has a duty to investigate: they cannot later invoke a defect that should have been noticed in a careful inspection. Supreme Court rulings have emphasised that, for example, dampness in a cellar may oblige the buyer to investigate the structures more closely with measurements and openings.
If an inspector recommends further investigations, the buyer should take them seriously. According to Taloustaito, a buyer may lose the right to invoke a defect if they do not demand the recommended additional investigations before the purchase (2021).
Usually the seller commissions a condition inspection before the sale, but the buyer can also commission their own. Find out who carried out the inspection, when and to what extent, and read the report in full, including the recommendations for further action.
Share-based flat: check the housing company's situation
In a share-owned flat in an apartment block or terraced house, a standard condition inspection is not usually carried out, but the condition of the housing company directly affects future charges. Ask to see the managing agent's certificate, the housing company's maintenance needs assessment or long-term plan, and the latest financial statements and general meeting minutes.
Pay attention to major repairs ahead. According to the Finnish Property Management Federation's Pipe Renovation Barometer 2026, the median cost of a traditional pipe renovation was €890 per residential square metre nationwide and €1,000 in the Helsinki metropolitan area, so in a 60-square-metre flat, for example, the pipe renovation share can be tens of thousands of euros.
Also read what the housing company manager's certificate says about renovations made in the apartment. If the previous owner has renovated the bathroom or kitchen, ask whether the work was notified to the housing company and whether documentation exists, such as a waterproofing certificate. Gaps can affect who is responsible for any damage later.
- Property manager's certificate and the company's financial information
- Maintenance needs assessment of upcoming repairs
- Housing company loan share and the duration of the financing charge
- Alterations made by a shareholder and their documents
Typical risk structures during construction
A condition inspection pays attention to structures that, in houses of a certain era, are prone to moisture and mould damage. In the report these are often called risk structures. A risk structure does not mean that damage definitely exists, but it indicates where further investigations should be focused.
Ask the seller and the inspector which risk structures typical of the building's era the property has and whether they have been repaired. Ask to see the repair documents, invoices and any earlier surveys.
- False plinth and walls or floors against the ground
- Flat roof and internal rainwater drainage systems
- Moisture control of cellar and sub-floor
- Waterproofing of wet rooms and the age of the plumbing
- Ventilation performance
If a defect is found after the purchase
A defect must be reported to the seller, i.e. a complaint must be made, within a reasonable time after the defect was discovered or should have been discovered. In practice this usually means a few months, so it is best to make the complaint in writing as soon as the defect is noticed.
In a property purchase, the buyer must complain about a defect at the latest within five years of the transfer of possession of the property (Land Code). The time limit does not entitle you to wait, and the requirement of a reasonable time applies throughout.
Consumer advice helps in housing sale disputes when the seller is a trader. In disputes between private individuals, it is worth turning to a lawyer experienced in housing sales. Legal expenses insurance may cover part of the costs, so check your home insurance.
Remember also the costs of the purchase
In addition to condition, the total cost is affected by transfer tax (1.5 % for shares, 3 % for real estate), loan costs and interest, and the possible price of a condition survey or further investigations. From 1.7.2026 the loan cap is 95 % for all buyers, so at least 5 % of the purchase price is needed as own funds.
Selling times are long now: the average selling time of homes sold through estate agents was 119 days across the country in August 2026. When there is time, it is worth using it to investigate the condition. Housing Radar compiles current prices per square metre, selling times and interest rates by city.
Frequently asked questions
Is a condition inspection mandatory in a home purchase?
The law does not require a condition survey, but in a house purchase the buyer has a duty to investigate. A condition survey is a common way to fulfil it and to reduce the risk of disputes.
How long can you complain about a defect in a detached house?
According to the Land Code, no later than five years after the handover of possession. In addition, a complaint must be made within a reasonable time of discovering the defect.
Which documents should you ask for when buying a share-based home?
The property manager's certificate, maintenance needs assessment, financial statements and minutes of general meetings. They show upcoming repairs and the state of the company's finances.
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Ready-made tools
- Landlord's calculation and document templates · Rental yield calculation and 9 Word templates: termination, rent increase, warning, deposit, move-out inspection
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Sources
- Taloustaito: Detached house and cottage sales are picking up – at least check the structural risks (2021)
- Kaleva: Two years, five years, a few months – time limits in home sales (25 March 2026)
- Finlex: Land Code 540/1995
- Finnish Property Management Association: Pipe Renovation Barometer 2026
- KVKL: August 2026 housing market review
- Statistics Finland: Prices of dwellings in housing companies 2026, August (29.9.2026)
- Finnish Government: Housing finance regulation to be reformed
The article is general information and does not replace the guidance of an authority, a lawyer or an adviser. Check up-to-date information from the sources.