BRF health check – association finances
How are association finances assessed?
Include all interest-bearing loan portions. Interest sensitivity is debt divided by annual fee income. Saving is adjusted result divided by total let area, not money in the bank. Check the year, area definition and amount unit.
Fictional example: debt of SEK 8,000/m², interest sensitivity 8 and saving of SEK 280/m² give 3 out of 5. Without maintenance information, the rating is provisional.
Debt weighs 35%, interest sensitivity 25% and saving 40%. Round the weighted value to the nearest integer, halves upwards. 1 is weakest; 5 is strongest.
| Association model rating | Debt per bostadsrätt area (SEK/m²) | Interest sensitivity | Saving per total let area (SEK/m²) |
|---|---|---|---|
| 5 · Very strong | ≤ 3 000 | ≤ 3 | ≥ 300 |
| 4 · Strong | > 3 000 – 6 000 | > 3 – 6 | ≥ 250 – < 300 |
| 3 · Average | > 6 000 – 10 000 | > 6 – 10 | ≥ 200 – < 250 |
| 2 · Weak | > 10 000 – 15 000 | > 10 – 15 | ≥ 100 – < 200 |
| 1 · Very weak | > 15 000 | > 15 | < 100 |
Proposal for review. Thresholds and weights are our own and have not been calibrated against a sample of associations. This is not a credit rating or buying advice.
Blank means unknown, not zero. Complete missing indicators and check maintenance and financial concerns. A documented funding gap for major maintenance within 24 months caps the rating at 2 out of 5. Any subrating of 1 caps the overall rating at 3. Known material financial concerns prevent an overall rating.
How could my monthly fee change?
SEK 16 million debt and a 3% annual-fee share give SEK 400 extra per month for +1 percentage point interest if fully allocated by that share. Fixed rates may delay the effect. Inputs are not sent to external services.
Apartment figures do not affect the association rating. Scenarios assume all loans reprice and the full increase is allocated by the annual-fee share. These are not decided fee increases. Price plus debt is a comparison measure, not market value or a personal loan. Negative net debt means net assets in this calculation. Confirm the correct annual-fee share with the manager; differentiated allocation shares can make this approximation unsuitable.
Questions to follow up
- Which loans need refinancing and what debt will remain after planned work?
- When do fixed rates expire and how would higher interest be funded?
- Does saving cover the maintenance plan, and is this year representative?
- What major work is due and what cash or approved loans will fund it?
Where do I find the figures in the annual report?
Use the same financial year throughout. Check the unit beside each table: with SEK selected, 12 000 tkr must be entered as 12 000 000. Areas remain in m² and reported saving in SEK/m²/year.
Use the balance sheet to split loans: total loans of 12 million including 2 million short-term mean 10 million long-term and 2 million short-term. A short-term classification may reflect refinancing, rather than repayment entirely from cash. Exclude other liabilities.
Enter the combined area held as bostadsrätt, excluding rental and communal space. Add the annual-fee rows in the revenue note, including mandatory services, subtract fee shortfalls and exclude rents and grants. Do not use the fee-per-m² figure as annual revenue.
Copy the selected year's “Sparande, kr/kvm” from the multi-year overview. It is not cash at bank or the maintenance fund. Leave unknown amounts blank; use zero only when confirmed. A maintenance plan alone does not establish funding: leave that review unknown until costs and financing have been checked.