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Om fel i bostadsrätt

Lindgren Borg, Emma LU (2018) JURM02 20181
Department of Law
Faculty of Law
Abstract
A purchase of a tenant owned apartment is commonly found in today's society. In 2017 there were 2.4 million multi-family residential in Sweden and around 41 % of those were tenant owned apartments. Due to the large extent and the high prices tenant owned apartment is being sold for; it is probably of great interest to gain knowledge of how faults in the purchased tenant owned apartments are regulated under Swedish law.

When a person purchases a tenant owned apartment, he does not gain ownership of the apartment itself. A person who purchases a tenant-owned apartment becomes a member of the tenant owner association and gains a right to occupy and use a specific tenant owned apartment. Tenant owned apartments are for the most part... (More)
A purchase of a tenant owned apartment is commonly found in today's society. In 2017 there were 2.4 million multi-family residential in Sweden and around 41 % of those were tenant owned apartments. Due to the large extent and the high prices tenant owned apartment is being sold for; it is probably of great interest to gain knowledge of how faults in the purchased tenant owned apartments are regulated under Swedish law.

When a person purchases a tenant owned apartment, he does not gain ownership of the apartment itself. A person who purchases a tenant-owned apartment becomes a member of the tenant owner association and gains a right to occupy and use a specific tenant owned apartment. Tenant owned apartments are for the most part regulated in the Swedish Tenant Owner Act but the relationship between the selling holder and the buyer is regulated under the law in an extremely limited extent. Therefore The Swedish Tenant Owner Act does not regulate the situation when a third party purchases the tenant owned apartment from the owner and detect that there are defects in the apartment. If the tenant owned apartment is contained with faults the assessment of whether or not a fault exist will be regulated in The Sale Of Goods Act.


What the buyer is entitled to claim regarding the quality of the tenant owned apartment is determined first and foremost on the basis of what the parties have agreed upon. Since The Sale Of Goods Act is an optional law, the parties have a freedom of contract. If nothing has been agreed or if the agreement is incomplete, the paragraphs 17 to 21 under the section “nature of the goods” in The Sale Of Goods Act will apply. Paragraph 17 stipulates that a tenant owned apartment should comply with the agreement. If the tenant owned apartment should be 54 square meters according to the agreement, the tenant owned apartment is faulty if it turns out to be only 47 square meters. Paragraph 18 stipulates that a tenant owned apartment should comply with the marketing information provided by the seller or other on behalf of the seller prior to the purchase, such as a statement written in the advertisement of the tenant owned apartment. Paragraph 19 stipulates that even if a tenant owned apartment is sold in its existing state, the apartment must have a certain minimum level. For example, if the tenant owned apartment is vitiated with cockroaches the apartment, in most cases, is in a significantly worse condition than the buyer had reason to assume. Paragraph 20 contains provisions concerning the buyer’s examination of the tenant owned apartment before the purchase. A buyer may not invoke a fault he had knowledge about before the purchase and may not invoke an error that he should have discovered during his examination of the tenant owned apartment before the purchase. On the other hand, a buyer's obligation to examine the tenant owned apartment may be limited if the seller makes a special commitment regarding the nature of the apartment. Section 21 stipulates the crucial date for the occurrence of errors in the tenant owned apartment. In most cases the risk passes on to the buyer when he gets access to the apartment. Overall, an assessment should be made in the individual case if an error exists or not according to the paragraphs. (Less)
Abstract (Swedish)
Ett köp av en bostadsrätt är vanligt förekommande i dagens samhälle. År 2017 fanns det 2,4 miljoner flerbostadshus i Sverige, av dessa var cirka 41 % bostadsrätter. På grund av den stora omfattningen och de höga priserna som bostadsrätter säljs för är det troligtvis av stort intresse att veta hur felbedömningen av en bostadsrätt går till i praktiken.

När en person köper en bostadsrätt köper han inte ägandet av själva lägenheten. En person som köper en lägenhet blir genom sitt kapitaltillskott medlem i bostadsrättsföreningen och får en nyttjanderätt till en viss lägenhet. En bostadsrätt utgör därför lös egendom. Bostadsrätter regleras till största del av bostadsrättslagen men förhållandet mellan en säljande innehavare och en köpare... (More)
Ett köp av en bostadsrätt är vanligt förekommande i dagens samhälle. År 2017 fanns det 2,4 miljoner flerbostadshus i Sverige, av dessa var cirka 41 % bostadsrätter. På grund av den stora omfattningen och de höga priserna som bostadsrätter säljs för är det troligtvis av stort intresse att veta hur felbedömningen av en bostadsrätt går till i praktiken.

När en person köper en bostadsrätt köper han inte ägandet av själva lägenheten. En person som köper en lägenhet blir genom sitt kapitaltillskott medlem i bostadsrättsföreningen och får en nyttjanderätt till en viss lägenhet. En bostadsrätt utgör därför lös egendom. Bostadsrätter regleras till största del av bostadsrättslagen men förhållandet mellan en säljande innehavare och en köpare regleras i en ytterst begränsad utsträckning i den lagen. De obligationsrättsliga aspekterna vid köpet, så som fel i bostadsrätten regleras inte alls i bostadsrättslagen. Eftersom en bostadsrätt är lös egendom är det köplagens regler som är tillämpliga vid bedömningen av om fel föreligger i den köpa bostadsrätten.

Vad köparen har rätt att kräva avseende bostadsrättens kvalitet bestäms först och främst utifrån vad parterna har avtalat med varandra. Eftersom köplagen är dispositiv föreligger det avtalsfrihet för parterna. Om ingenting har avtalats eller om avtalet är ofullständigt får reglerna om ”varans beskaffenhet” i 17 – 21 § § tillämpas. I 17 § stadgas att en bostadsrätt ska stämma överens med avtalet. Om bostadsrätten ska vara 54 kvadratmeter enligt avtalet är den felaktig om den visar sig vara 47 kvadratmeter. 1 18 § stadgas att en bostadsrätt ska stämma överens med marknadsföringsuppgifter som lämnats av säljaren eller annan för säljarens räkning innan köpet, exempelvis en uppgift som lämnas i en annons. 19 § stadgas att även om en bostadsrätt sålts i befintligt skick ska den ha en viss miniminivå. Exempelvis är en bostadsrätt som har kackerlackor är i de flesta fall i väsentligt sämre skick än vad köparen hade fog att förutsätta. I 20 § finns bestämmelser avseende köparens undersökning av bostadsrätten före köpet. En köpare får inte åberopa ett fel han visste om innan köpet eller ett fel som han borde ha upptäckt vid sin undersökning. En köpares undersökningsplikt kan däremot inskränkas om säljaren lämnar en särskild utfästelse. I 21 § stadgas den avgörande tidpunkten för när fel föreligger i bostadsrätten. I regel går risken över på köparen när han får tillträde till lägenheten. Sammantaget bör en bedömning göras i det enskilda fallet om ett fel föreligger eller inte enligt bestämmelserna. (Less)
Please use this url to cite or link to this publication:
author
Lindgren Borg, Emma LU
supervisor
organization
alternative title
About faults in tenant owned apartments
course
JURM02 20181
year
type
H3 - Professional qualifications (4 Years - )
subject
keywords
avtalsrätt, boenderätt, förmögenhetsrätt, bostadsrätt, fel
language
Swedish
id
8955502
date added to LUP
2018-09-07 14:48:50
date last changed
2018-09-07 14:48:50
@misc{8955502,
  abstract     = {A purchase of a tenant owned apartment is commonly found in today's society. In 2017 there were 2.4 million multi-family residential in Sweden and around 41 % of those were tenant owned apartments. Due to the large extent and the high prices tenant owned apartment is being sold for; it is probably of great interest to gain knowledge of how faults in the purchased tenant owned apartments are regulated under Swedish law. 

When a person purchases a tenant owned apartment, he does not gain ownership of the apartment itself. A person who purchases a tenant-owned apartment becomes a member of the tenant owner association and gains a right to occupy and use a specific tenant owned apartment. Tenant owned apartments are for the most part regulated in the Swedish Tenant Owner Act but the relationship between the selling holder and the buyer is regulated under the law in an extremely limited extent. Therefore The Swedish Tenant Owner Act does not regulate the situation when a third party purchases the tenant owned apartment from the owner and detect that there are defects in the apartment. If the tenant owned apartment is contained with faults the assessment of whether or not a fault exist will be regulated in The Sale Of Goods Act. 


What the buyer is entitled to claim regarding the quality of the tenant owned apartment is determined first and foremost on the basis of what the parties have agreed upon. Since The Sale Of Goods Act is an optional law, the parties have a freedom of contract. If nothing has been agreed or if the agreement is incomplete, the paragraphs 17 to 21 under the section “nature of the goods” in The Sale Of Goods Act will apply. Paragraph 17 stipulates that a tenant owned apartment should comply with the agreement. If the tenant owned apartment should be 54 square meters according to the agreement, the tenant owned apartment is faulty if it turns out to be only 47 square meters. Paragraph 18 stipulates that a tenant owned apartment should comply with the marketing information provided by the seller or other on behalf of the seller prior to the purchase, such as a statement written in the advertisement of the tenant owned apartment. Paragraph 19 stipulates that even if a tenant owned apartment is sold in its existing state, the apartment must have a certain minimum level. For example, if the tenant owned apartment is vitiated with cockroaches the apartment, in most cases, is in a significantly worse condition than the buyer had reason to assume. Paragraph 20 contains provisions concerning the buyer’s examination of the tenant owned apartment before the purchase. A buyer may not invoke a fault he had knowledge about before the purchase and may not invoke an error that he should have discovered during his examination of the tenant owned apartment before the purchase. On the other hand, a buyer's obligation to examine the tenant owned apartment may be limited if the seller makes a special commitment regarding the nature of the apartment. Section 21 stipulates the crucial date for the occurrence of errors in the tenant owned apartment. In most cases the risk passes on to the buyer when he gets access to the apartment. Overall, an assessment should be made in the individual case if an error exists or not according to the paragraphs.},
  author       = {Lindgren Borg, Emma},
  keyword      = {avtalsrätt,boenderätt,förmögenhetsrätt,bostadsrätt,fel},
  language     = {swe},
  note         = {Student Paper},
  title        = {Om fel i bostadsrätt},
  year         = {2018},
}