Key Red Flags When Buying an Apartment in Finland

Important warning signs to check before purchasing

When buying property in Finland, certain warning signs are well worth knowing. These aren't secrets — they're practical knowledge that helps you make informed decisions.

Note: This article focuses on apartments (asunto-osake). Houses (kiinteistö) have their own considerations — see our article on Apartment vs. House.

Here are the major red flags to check before making an offer.

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Red Flag #1: The Pipe Renovation Hasn't Happened Yet

Finnish term: Putkiremontti

This is often the most significant cost factor in older buildings.

What it is

Putkiremontti is a complete renovation of the building's water supply and drainage pipes. It's one of the most expensive and disruptive renovations a housing company can undertake.

Why it matters

According to industry guides, typical cost ranges are (Note: These are reference figures from RIL + Isännöintiliitto guide; actual costs vary by location, building, and market conditions):

• Full pipe renovation: €600–900 per apartment square meter
• Pipe relining/coating: €200–300 per apartment square meter

For a 60 sqm apartment:

• Full renovation: potentially €36,000–54,000 in your share
• Duration: 2-4 months per apartment (you may need to move out)

The red flag

A building from the 1960s-1980s with original pipes is a ticking clock.

Pipes typically last 40-50 years. A building from 1975 with no pipe renovation? Those pipes are nearly 50 years old. The renovation is coming — it's just a matter of when.

What to check

In the isännöitsijäntodistus and PTS, look for:

• "Putkiremontti tehty [year]" — Pipe renovation done (good)
• "Putkiremontti suunnitteilla" or in PTS — Renovation planned (be ready)
• No mention + old building — The biggest risk

Some buildings do "pipe relining" (sukitus/pinnoitus) instead of full replacement. This is cheaper but may not last as long. Ask what was actually done.

Why documentation matters

In a court case summarized by Isännöintiliitto, a housing company was held liable for damages after providing vague information stating "pipe renovation is not urgent." When the renovation came sooner than suggested, the housing company faced compensation claims. (Source: Isännöintiliitto)

Lesson: Vague statements in documents require follow-up questions.

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Red Flag #2: The Facade Is Crumbling

Finnish term: Julkisivuremontti

Less dramatic than pipes, but still expensive — and often a sign of other issues.

What it is

Julkisivuremontti is the renovation of the building's exterior walls. This includes:

• Concrete element repairs
• Brick repointing
• Rendering/plastering
• Insulation improvements

Why it matters

Housing companies typically finance facade renovations with loans. In example calculations used by industry guides, facade renovation loans of around €150/m² are referenced. For a 60 sqm apartment, that could mean €9,000 or more added to your costs — paid back through rahoitusvastike over many years. (Reference: RIL + Isännöintiliitto)

Hidden issues: Facade problems can indicate moisture damage inside walls.

The red flag

Visible cracks, crumbling concrete, or staining on the building exterior.

1970s-1980s concrete element buildings in Finland have known issues with "concrete disease" (betonin rapautuminen) — carbonation and frost damage that causes the facade to deteriorate.

What to check

• Walk around the building. Look for:
  • Cracks in concrete panels
  • Rust stains (from corroding rebar inside)
  • Missing or damaged balcony edges
  • Spalling (chunks falling off)
• Check if facade renovation is in the PTS
• Ask about any facade condition assessments (kuntotutkimus)

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Red Flag #3: The Building Has No Long-term Plan

Finnish term: PTS (Pitkän tähtäimen suunnitelma) or Kunnossapitotarveselvitys

This one is subtle but important.

What it is

PTS is a long-term maintenance plan — typically 10 years — that outlines upcoming renovations, their timing, and estimated costs.

Why it matters

Every building needs maintenance. The question is: is it planned or will it be a surprise?

A good maintenance plan means:

• The housing company is proactive
• Costs are anticipated and can be budgeted
• You know what you're getting into

The red flag

No PTS, or a PTS that's vague or out of date.

If a housing company doesn't have a proper maintenance plan, it doesn't mean the building doesn't need repairs. It means:

• Repairs might happen suddenly (surprise special assessments)
• Costs might be higher due to emergency work
• The board may not be managing the property well

What to check

• Ask for the PTS document
• Look for specific years and cost estimates
• Check when it was last updated
• Compare PTS to building age — does it account for major systems?

No PTS for a 40-year-old building? That's a yellow flag at minimum.

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Red Flag #4: Risk Structures

Finnish term: Riskirakenteet

Certain construction methods used in Finland — particularly from the 1960s-1980s — have proven problematic over time.

Examples of risk structures

Note: There are many other risk structures beyond these examples. Construction methods have evolved, and what was standard practice decades ago may now be considered problematic.

Why it matters

A risk structure does not automatically mean damage. However, these structures require:

• Careful inspection before purchase
• Awareness of potential repair needs
• Understanding of the building's maintenance history

A building with risk structures that hasn't been properly inspected or maintained may have hidden damage that's expensive to repair.

What to check

• Ask if a kuntotutkimus (condition assessment) has been done
• Check the isännöitsijäntodistus for any noted structural issues
• Consider commissioning your own inspection for older buildings
• Ask about moisture measurements and any past water damage

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Bonus: Quick Checklist

Before making an offer on any Finnish apartment, verify:

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Why These Checks Matter

These issues can significantly impact your costs and living situation:

• A pipe renovation can cost €30,000–50,000+ and require you to move out temporarily
• Facade damage may indicate deeper structural or moisture problems
• Poor planning by the housing company can lead to surprise expenses

Taking time to verify these points — or getting help understanding the documents — can save you from costly surprises.

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We Help You Understand the Process and Documents

These documents are in Finnish. The terminology is specific. And the implications aren't always obvious.

We help you understand the process and the documents involved. Currently in pilot phase, we're helping early users at a significantly reduced rate.

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This is an educational service. For legal, financial, or tax advice, consult licensed professionals.

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Key Takeaways

• Putkiremontti (pipe renovation) is the most expensive — check if it's done
• Julkisivuremontti (facade) — look for visible damage and check the PTS
• No PTS means the housing company isn't planning ahead — that's a risk
• Risk structures — certain construction types require extra attention
• Buildings from 1960s-1980s need extra scrutiny
• These checks apply primarily to apartments — houses have different considerations

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Sources

• Isännöintiliitto: Putkiremonttiopas
• Isännöintiliitto: Oikeustapaus kunnossapitotarveselvityksestä

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Disclaimer

Information in this article is based on sources available at the time of writing and may change. Laws, tax rates, fees, and regulations are updated periodically. Always verify current information from official sources (Verohallinto, Maanmittauslaitos, etc.) before making decisions. We strive to keep content accurate and up to date, but cannot guarantee its correctness. This article is for educational purposes only and does not constitute legal, financial, or tax advice.