Detached house and detached garage. Leasehold with good views, centrally located.

About the property

Large detached house with two levels. 2 bedrooms. Large veranda on two sides. Bathroom/wc is renovated in 2018. Buildings are in need of renovation/maintenance.
The property is connected to fibre cable.
Heating: wood, oil, electricity. Heat pump. Heating cable in bathroom/wc.

Housing contains:
1st floor: vestibule, hall and staircase, basement living room (former garage), cellar room, hallway, storage room, storage room 2, laundry room. Exterior storage room.
2nd floor: staircase, living room, kitchen, bedroom, bedroom 2, storage room, bathroom/WC.

Large leasehold plot on sloping terrain, with good views. Centrally located and close to school and kindergarten.

Welcome to the viewing. Registration. Contact broker, tel. 40408072.

Location

The property is located in an established residential area east of Liknes town centre. It is close to schools and kindergartens, as well as all the shops and other amenities in Liknes town centre.

Contents

Housing contains:
1st floor: vestibule, hall and staircase, basement living room (former garage), cellar room, hallway, storage room, storage room 2, laundry room. Exterior storage room.
2nd floor: staircase, living room, kitchen, bedroom, bedroom 2, storage room, bathroom/WC.

Standard

A condition report based on the content requirements of regulations for the Disposal Act is attached to this sales report. We encourage interested parties to familiarize themselves thoroughly with the report before bidding. The buyer is considered to be familiar with the information that appears in the condition report, and will thus not be able to correct the deficiencies that appear in the report.

The condition report was prepared by Severinsen Takst AS on 13 September 2024, and is valid for 1 year after the inspection date. In the case of older reports, interested parties are advised to examine the property thoroughly. Please note that the report only deals with the property, any other buildings on the property have not been assessed.

The following deviations have received TG3 or TG2:
External
Drains and fittings - 2, TG3
At the rear of the home, there are gutters, downpipes and fittings are plastic/metal and are from the year of construction.
Assessment of deviations:
- Gutters/drains have large leaks.
- There are also leaks in connection with the gutter in the exterior storage room.
Measures
- Local improvement must be carried out.
Cost estimate: 10,000 – 50,000

Wall construction, TG2
The walls have a timber frame construction from the year of construction. The facade/cladding has horizontal and vertical board cladding.
Assessment of deviations:
- There is no or little ventilation at the lower edge of the cladding against the foundation wall.
- Scattered rot damage has been detected in the table covering.
- Rot has been detected in the cladding in some places, and the cladding is otherwise in need of maintenance. Mouse seals are missing in inspected locations. In homes with rot-damaged cladding, rot in the underlying structure cannot be ruled out. The structure is not available for inspection and has not been assessed.
Measures
– Rot-damaged wooden cladding must be replaced.
- Measures should be taken to improve ventilation of the cladding.
- Carry out maintenance on the cladding. Establish mouse sealing behind the cladding. Replace cladding boards with rot, it must be expected to replace the entire cladding of the home in the long term.
Cost estimate: 50,000 – 100,000

Roof construction/Loft, TG2
The roof construction has a rafter construction.
Assessment of deviations:
- There is limited/poor ventilation of the roof structure.
- Several of the oldest ceiling tiles have come loose. There has been a leak in connection with the chimney. A new suspended ceiling has subsequently been installed on top of the old suspended ceiling and new roof tiles. There are traces of mice in the cold attic.
Measures
– Aeration/ventilation should be improved.
- Improvements need to be made to the transition from the wall to the ceiling in the cold attic to improve ventilation. New grilles in front of the air vents in the gables must be established.

Windows, TG3
Several of the windows in the home have wooden frames and are from the year of construction. Some of the windows have single panes.
Assessment of deviations:
- A significant number of windows with punctured or cracked panes of glass have been detected.
- Windows with moisture/rotting damage have been detected.
- The window frames are worn and there are cracks in the wood.
Measures
- Windows with punctured/cracked glass must be expected to be replaced, either the entire window or just the glass itself.
- Windows with rot damage must be replaced with new ones.
- It must be expected that all the oldest windows will eventually need to be replaced.
Cost estimate: 100,000 – 300,000

Doors, TG2
The property has a newer painted main exterior door and PVC patio door in connection with the living room.
Assessment of deviations:
- Discrepancies have been detected regarding insertion details.
- A leak/opening between the door leaf and the door frame has been detected. That is that cold drafts may occur.
- The doors are in need of some adjustments and maintenance.
Measures
– Other measures:
- The doors are in need of some adjustments and maintenance.

Doors - 2, TG3
The property has a newer painted wooden balcony door in the bedroom on the 2nd floor. Older single basement door in connection with the laundry room. There is an older metal sliding door in the basement lounge.
Assessment of deviations:
- Door(s) with moisture/rot damage have been detected.
- Doors have been proven to be difficult to open or close.
- A leak/opening between the door leaf and the door frame has been detected. That is that cold drafts may occur.
- The door frames are weather-worn on the outside and there are cracks in the wood.
- The glass in the sliding door is punctured.
Measures
– Local repair/replacement of wood damaged by moisture/rot.
- The door(s) are due for replacement.
Cost estimate: 10,000 – 50,000

Balconies, terraces and rooms under balconies, TG2
The terraces/veranda are built in wood.
Assessment of deviations:
- More than half of the expected service life has passed on the sealing layer/membrane.
- The railing is too low in relation to today's requirements for railing heights.
- The constructions have biases.
- The terrace and railings are in need of maintenance. Warping and distortions have been registered in some of the pillars on the terrace. There is a long span on the terrace beams in connection with the shed under the terrace.
Measures
- There is no requirement to improve the height of the railing up to the current regulatory requirements.
- Local improvement must be carried out.
- The time for replacement of the sealing layer/membrane is approaching based on the age of the current thatching.
- Maintenance/repairs must be carried out on the terrace and railings. Make repairs to some of the supports/pillars/beams for the terrace.
Cost estimate: 10,000 – 50,000

Exterior stairs, TG2
There are external wooden stairs down from the terrace.
Assessment of deviations:
- There are deviations:
- There is no established handrail. The staircase is in need of maintenance.
Measures
- Measures:
- Install handrail and perform maintenance.
Internal

Surfaces, TG2
The interior has laminate, carpet, concrete and coated floors. The walls have wallpaper, painted panels and concrete. Internal ceilings have wood panelling and ceiling tiles.
Assessment of deviations:
- There are deviations:
- Refurbishment of internal surfaces must be expected. There is some minor damage around the home, such as discolouration and damage to the walls, ceiling and floor.
Measures
- The property is ripe for upgrading the interior surfaces.

Floor separation/floor to ground, TG2
The home has wooden beams and cast floors.
Assessment of deviations:
– Measured height difference of over 15 mm throughout the room. Condition level 2 is given based on the standard's requirements for approved measurement deviations.
- There are level differences on both floors.
Measures
- In order to get condition grade 0 or 1, differences in height must be corrected. However, it will rarely be economically rational as a stand-alone measure in a home like this. If the home is to be renovated one day, such measures can be considered.

Partition/floor to ground - 2, TG3
Assessment of deviations:
– Measured height difference of over 30 mm throughout the room. Condition level 3 is given based on the standard's requirements for approved measurement deviations.
- Larger level differences have been registered in the basement living room, which was previously a garage according to the client. A level difference of approx. 75 mm was measured on the floor.
Measures
- In order to get condition grade 0 or 1, differences in height must be corrected. However, it will rarely be economically rational as a stand-alone measure in a home like this. If the home is to be renovated one day, such measures can be considered.
- Levelling the floor in the basement living room.
Cost estimate: 10,000 – 50,000

Radon, TG2
No radon measurements have been carried out and the building has not been constructed with a radon barrier.
Assessment of deviations:
- Radon measurements have not been carried out, and the building has not been constructed with a radon barrier either.
Measures
- Radon measurements should be carried out.

Pipe and hearth, TG2
The property has a radiator, wood-burning stove in the basement living room, combined oil burner and open fireplace in the living room.
Assessment of deviations:
- Refractory stone has cracks.
- Cracks have been registered in refractory bricks in the fireplace and wood-burning stove on the first floor.
Measures
– Refractory stone should be replaced/repaired.
- The stove down in the basement needs to be replaced.
Cost estimate: 10,000 – 50,000

Room Below Ground, TG2
Parts of some of the rooms on the first floor are below ground level with cantilevered walls. This is a known risk construction with a high injury rate. Holes have been drilled and deviations in the construction have been identified. Moisture quotient measurement (weight%) in the structure was measured at 25 % (high humidity) in the sleeper in one of the stalls in the basement facing the corridor.
Assessment of deviations:
- A high level of moisture has been detected in the wooden construction in the hole taken, but no moisture damage has been detected in this area. High humidity can over time lead to mold growth or blackening of materials. At the same time, materials and structures can be destroyed.
- Measurements have shown a high level of moisture in wooden walls in the lower floor/basement, therefore no holes have been taken
- There are indications of some moisture penetration in the basement floor.
- There have been indications of some moisture penetration into the basement wall.
- In our experience, the symptoms are caused by moisture being drawn up from the ground, condensation and/or drainage failure. Most buildings constructed before 1980 do not have moisture-proof foundations.
Measures
- The detected level of moisture gives reason to monitor the construction regularly to see development over time, and possibly take measures to avoid moisture damage.
– Other measures:
- Further investigations must be carried out to map the condition and extent of any damage.
- It is recommended to divert surface water away from running into the home, and to make improvements to the damp-proofing of external walls that consist of plastered walls. Measures must be taken to map the extent of the problem and to implement measures to stop or reduce the cause of the moisture problems. Cost estimates and measures must be seen in the context of drainage and terrain conditions.
Cost estimate: 50,000 – 100,000

Internal stairs, TG2
The stairs have wooden rails, steps and handrails.
Assessment of deviations:
- Openings in handrails are larger than the current regulatory requirements for handrails in stairs.
- Handrail heights are below the current regulatory requirements for handrails on stairs.
- There is no railing at the bottom of the stairs.
Measures
- Openings are so large that, based on safety considerations, it is recommended to make smaller openings.
– Other measures:
Cost estimate: Under 10,000

Interior doors, TG2
The doors have wooden frames and door leaves.
Assessment of deviations:
- Deviations have been detected which indicate that measures should be taken on certain doors.
Measures
- Certain doors need to be adjusted.
- Measures should be taken on certain doors.

Wet room
2nd Floor > Bathroom
Wall and ceiling surfaces, TG2
The walls have bathroom tiles. The roof has ceiling tiles.
Assessment of deviations:
- There are deviations:
- The bathroom tiles are not installed according to the installation instructions. It shows that you should install the bathroom tiles in a skirting board. .
Measures
- Measures:
- Ensure that the tiles do not draw moisture up into the bottom of the bathroom tiles.

2nd Floor > Bathroom
Surfaces Floor, TG2
The floor has a vinyl covering. The bathroom floor has a varying drop. An upstand has been established in connection with the door. The room has electric underfloor heating.
Assessment of deviations:
- Deviations have been demonstrated in the fall ratio to drains in relation to requirements in regulations at the time of construction.
Measures
- The wet room works with this deviation.
– Other measures:

2nd Floor > Bathroom
Drain, membrane and sealing layer, TG2
The floor has flooring that is clamped in the drain and has a raised edge along the walls and by the door. The drain is checked via photo, as the shower cubicle is mounted with the water pipes in the wall.
Assessment of deviations:
- The room is a wet room where, upon establishment, there was a requirement for "independent control", but there is no documentation that an "independent control" has been carried out.
Measures
- Obtain documentation, if possible.

2nd Floor > Bathroom
Ventilation, TG2
It is a mechanical exhaust.
Assessment of deviations:
– The wet room lacks supply air ventilation, e.g. slot/valve by the door.
Measures
- Satisfactory supply air to wet rooms should be established, e.g. air gap at the door or

1st floor > Laundry room
General, TG3
The laundry room is from the year of construction. The walls consist of slabs and concrete. Plaster on the ceiling and concrete on the floor. There are facilities for a washing machine and wash basin.
Assessment of deviations:
- The wet room must be upgraded to withstand normal use according to today's requirements.
- There are no sealing layers on the floor or in wet zones in the laundry room. Only natural ventilation.
Measures
- The wet room must be completely renovated. All conditions with sealing layers, wet zones, drains etc. must be documented.
Cost estimate: 100,000 – 300,000

Kitchen - 2nd floor > Kitchen
Surfaces and furnishings, TG2
The kitchen has wooden fronts and laminated worktop. The decor is circa 1980s.
Assessment of deviations:
- The kitchen furnishings are of an older date and lack functionalities/solutions that are expected in a kitchen.
Measures
- Replacement/improvements of the kitchen furnishings can be expected.
Cost estimate: 10,000 – 50,000

2nd Floor > Kitchen
Exhaust, TG2
There is an older kitchen ventilator with an extractor fan.
Assessment of deviations:
- There are deviations:
– Older kitchen fan.
Measures
- Measures:
- In connection with new kitchen fittings, it will be natural to replace the kitchen fan.
Cost estimate: Under 10,000

Technical installations
Water pipes, TG2
Internal water pipes are made of copper with a plastic jacket. Pipes are laid in pipes to the bathroom.
Assessment of deviations:
– Unprofessional construction of water pipes has been proven.
- More than half of the expected service life has passed on internal water pipes.
Measures
- There is no need for remedial measures since the facility is functioning today, but based on its age, damage can suddenly occur on older facilities.
- In connection with upgrading wet rooms, it will be natural to replace pipes.
Cost estimate: 10,000 – 50,000

Drain pipe, TG2
There are drain pipes made of cast iron and plastic.
Assessment of deviations:
- More than half of the expected service life has passed on internal drainage lines.
Measures
- There is no need for remedial measures since the facility is functioning today, but based on its age, damage can suddenly occur on older facilities.
- In connection with upgrading wet rooms, it will be natural to replace pipes.
Cost estimate: 10,000 – 50,000

Heating centre, TG2
A heat pump has been installed.
Assessment of deviations:
- More than half of the expected service life of the heating center has been used up.
Measures
- There is no need for remedial measures since the central heating system works today, but based on its age, damage can suddenly occur on older systems.

Hot water tank, TG3
The hot water tank is approx. 200 litres from 1997.
Assessment of deviations:
- It has been reported that the hot water tank is defective.
- It has been proven that the hot water tank is over 20 years old
- There are large rust formations at the bottom of the water heater.
Measures
- Hot water tank must be replaced.
Cost estimate: Under 10,000

Electrical installation, TG2
The electrical system is from the time of construction and has circuit breakers. Questions have not been answered (estate).
15.Is there a list of courses, and does it correspond to the number of safeguards? Yes
Comment:
16. Carry out an overall assessment of the electrical system, its age, general condition and danger to life and health. Should the electrical system have an extended electrical control? Yes
Comment: This is an estate and it has been a long time since the electrical system has been checked. Some loose wires and connectors are registered.
Cost estimate: 10,000 – 50,000

Site conditions – Drainage, TG2
The property has visible damp-proofing of the wall at the rear of the property. No visible drainage.
Assessment of deviations:
- More than half of the expected life of drainage has been exceeded.
- The type/age/solution of the drainage and waterproofing layer on the foundation wall is unknown.
- There is no established sealing strip at the top of the foundation wall plastic. There is loose paint and lime scale on parts of the walls. In our experience, these symptoms are caused by moisture being drawn up from the ground, condensation and/or drainage failure. Most buildings constructed before 1980 do not have moisture-proof foundations.
Measures
– Other measures:
- Further investigations must be carried out.
- It is recommended to establish a sealing strip at the top of the moisture protection on the exterior walls. Divert surface water away from running into the home. Measures must be taken to map the extent of the problem and to implement measures to stop or reduce the cause of the moisture problems. Cost estimates and measures must be seen in the context of terrain conditions.
Cost estimate: 50,000 – 100,000

Foundation wall and foundations, TG2
The building has a foundation of lightweight clinker blocks.
Assessment of deviations:
- The foundation wall has cracks.
- Cracks and fissures are registered.
Measures
– Other measures:
- Repairs of small cracks and cracks in the foundation wall will be to seal with a suitable compound and plaster and paint over.

Retaining walls, TG3
Retaining walls are made of natural stone and splitleca.
Assessment of deviations:
- Minor cracks and/or distortions in the wall have been detected.
- Cracks/deformation have been registered that give reason to monitor the structure.
- It has been noted that water runs under parts of the natural stone wall along the road.
Measures
- Local improvement must be carried out.
- Further investigations must be carried out.
- Repairs must be expected in connection with natural stone walls and the walkway up to the home.
Cost estimate: 100,000 – 300,000

Terrain conditions, TG2
The house is built on sloping terrain. According to the municipal land use plan, the property is located in an area with consideration zone H310 - landslide and avalanche risk.
Assessment of deviations:
- It has been proven that there is a bad fall or flat terrain towards the foundation wall and thus opportunities for larger water accumulations.
Measures
- Terrain adjustments should be made.
- It is recommended to divert surface water away from running into the home. The cost estimate and measures must be seen in the context of drainage and rooms under the terrain.
Cost estimate: 50,000 – 100,000

External water and drainage lines, TG2
External drainage pipes are of cast iron. There is public sewerage via private service lines. Exterior water pipes are plastic (PEL) There is a private well.
Assessment of deviations:
- There is no documentation on the water quality of the well water.
- More than half of the expected service life has passed on external drainage lines.
- More than half of the expected service life has passed on external water pipes.
Measures
- Water quality must be documented
- There is no need for remedial measures since the facility is functioning today, but based on its age, damage can suddenly occur on older facilities.
- Repairs must be expected to be made to the external drainage pipes. It is recommended to carry out repairs to the drainage pipes in connection with external excavation work.
Cost estimate: 10,000 – 50,000

For the parts of the building that have received condition degrees 2 and 3, and where measures can be expected, building case acceleration has prepared an estimated cost interval. See condition report for more information.

Access

From public road. Follow Eljestraumvegen eastwards from the main road, drive past the school and kindergarten and eventually the property is on the right side of the road. The house is signposted with a For Sale poster from Sørmegleren.

Various

Please note that the property is tidy and clean prior to viewing, and that the property and plot are sold as presented.

Parking

Includes garage on the lower part of the plot.
Parking in the driveway.

Empty

The plot is located on sloping terrain that slopes to the south-west. Paved driveway and walkway up to the entrance, as well as some garden and lawn at the front. Otherwise mostly natural land. Large veranda at the front of the property and at the end of the main floor.

Please note that the property is leased. The landowner is Allstad AS. The annual leasehold fee is now NOK 1,589. The next regulation of the leasehold fee is 01.03.2027. The lease expires in the year 2066.
Please note that the landowner must approve the transfer. See attached leasehold contract.

The plot has not been accurately surveyed and has uncertain boundaries. The boundaries of the plot are described in the lease contract and were marked in the field. However, no area is stated. Based on the stated metres, we estimate that the area may amount to approximately 1100-1200 square metres. The boundaries are inaccurate and are not coordinated, the area of the plot may therefore deviate to a greater or lesser extent and the buyer must accept this. The cadastre states an area of 1,515 square metres, but this is probably too high.

Regulation

The property belongs to the Municipal Masterplan for Liknes 2006 - 2015 and according to this, the property is located in Residential - Current.
According to the municipal land use plan, the property is located in an area with consideration zone H310 - landslide and avalanche risk.

On a general basis, we point out that there may be future plans with the municipality for the area around the property, about which the broker has not received information.

Responsible broker

Odd Terje Vatnedal