For members

For urgent matters see In case of emergency section.

Membership
First and foremost, we recommend that all members read the association’s statutes, available at: Statutes.

A housing cooperative is quite an unusual construct. As a member, you may have paid millions for your apartment, but you don’t actually own it—the association does. However, you have the right to use and transfer it. Shared ownership of the apartment is accepted, but all owners must apply for membership in the association.

BRF Kryddfabriken’s house rules can be found under House Rules.

HSB manages the association’s finances, and you pay your apartment fee to HSB. At HSB Malmö, you can log in with Bank ID and indicate how you prefer to receive your fee invoices.

Responsibilities within the Apartment
As a member, you are explicitly responsible for everything inside the apartment that you can see and touch (with certain exceptions). For example, if your washing machine or stovetop breaks, you must replace it yourself. The same applies to damaged parquet floors, countertops, leaking faucets, broken lights, etc. For exceptions, see the Warranty section below.

In the bathroom, the member is responsible for the moisture barrier, even though it’s not visible, and everything inside, such as tiles and floor drains (with some exceptions). The association, however, is responsible for everything outside the moisture barrier. Other responsibilities of the association include main pipes (even if visible), repairs due to water damage, pest infestations, and repairs caused by fire.

For major renovations in your apartment, you must obtain board approval. While we don’t mind what color you paint your walls, you need permission for projects like kitchen renovations, bathroom remodeling, or wall removals. In general, the Housing Cooperative Act, combined with the association’s statutes, defines the division of responsibility. However, this is a complex area with many exceptions. If you’re uncertain, it’s better to ask the board than to guess.

Home Insurance with Housing Cooperative Add-on
As a member, you do not need separate insurance for your cooperative apartment. Since July 1, 2018, this add-on, known as the cooperative apartment insurance, is included in the association’s property insurance and is covered by your monthly fee.

Maintenance
Members are responsible for maintaining their apartments to keep them functional. This includes wear and tear, accidents, and damages caused by yourself or others (e.g., a guest or hired worker). The cost of maintenance is the responsibility of the member.

Water Damage
Water damage is one of the worst and most common issues in multi-family buildings. Generally, you are responsible for damage to your apartment, regardless of its cause—even if it originates from another apartment. Exceptions include water intrusion from outside or issues with main pipes or other infrastructure under the association’s responsibility.

Free Pest Control
The association has a full-service agreement with Anticimex, through our insurance company, for pest and vermin control (e.g., silverfish). This service is free of charge. Contact Anticimex directly and provide the association’s insurance provider (IF) and the association’s name (Kryddfabriken).

Important: Ensure the requested pest control service is covered under our agreement. If it’s not, you will have to bear the cost.

Anticimex Malmö: Tel. 075-245 10 00

Intercom
The intercom is connected to the phone number you provide to the board. Press 5 to open the entrance.

Keys and Tags

  • Keys: Upon moving in, each owner signs for the keys and tags received from the previous owner. The board manages this process and keeps records.
    • ASSA keys: Can be duplicated at a locksmith at the member’s expense.
    • DORMA keys: Protected from duplication. Contact the board for new copies.
  • Tags: Additional tags can be purchased from Nokas Lås-Aktuellt (Sallerupsvägen 11, Malmö) at the member’s expense. Notify the board to activate the tag. Report lost tags to the board for deactivation.

Orange House (Orangeriet)
The Orangeriet can be booked via an app. Email the board at styrelsen@brfkryddfabriken.se for login credentials.

To book, use the app bkhr (available on Android/iOS) or the website bkhr.io. Follow the instructions to log in and book, queue, or cancel times.

Subletting
Subletting requires board approval and a valid reason. The board may limit the length of the rental period. The minimum rental period is one year, with a maximum of five consecutive years (renewed annually). The application must be received by the board at least one month before the subletting is expected to start. An administrative fee of 10% of the base price applies annually.

Short-term rentals (e.g., Airbnb) are not allowed and may result in the forfeiture of your housing rights.

Fault Reporting and Property Management
Members are responsible for maintenance and repairs within their apartments, with limited exceptions. Report faults that fall under the association’s responsibility via the fault report form.

Barbecues
The use of barbecues on balconies is limited to electric or gas barbecues; charcoal barbecues are not permitted. However, feel free to use the charcoal barbecues available in the yard.

Apartment number

The four-digit number, which is based on Lantmäteriet’s standardized system, is posted on the apartment door. If you as a buyer need the number before moving in, ask the seller or the real estate agent.

Garage

Brf Kryddfabriken rents garage spaces in the garage at Brf Sågen. Entrance from our yard, on the side of the C-house, and you drive out onto Österportsgatan.

Email the board styrelsen@brfkryddfabriken.se if you want to rent a space. There is currently a queue.

Shutting Off Water

Water shut-off valves are located at most connection points and are used to turn off the water locally. You’ll find them under the kitchen sink for the faucet, on the valve for the dishwasher, the washing machine, the bathroom sink faucet, and the toilet. For the shower mixer, there are screws underneath the unit that can be turned to shut off the water.

Please note that this applies only when the standard setup is in place—it may differ if a previous owner has made modifications. In the C-building, the layout is different; shut-off valves may be located in the dressing room or elsewhere. It’s recommended to turn off the water if you’re going to be away for an extended period, to help prevent potential leaks or water damage.

Electricity

The association fee includes the cost of water and heating. Your electricity consumption is billed on the same invoice as your apartment fee. All apartments have wireless meters that automatically transmit data, and all buildings are connected to the same system.

If you need to do electrical work in your apartment, you’ll find circuit breakers in a cabinet. This includes fuses for each area, as well as a main fuse and a residual-current device (RCD).

Broadband/Network/Intercom/TV

The apartments are equipped with network outlets and a patch panel for connecting equipment. To access TV/internet services, you need to connect your router/modem here. Contact Telia for further information and instructions. In the C-building, the intercom system wiring is also located in these panels, labeled “intercom in” and “intercom out.”

Cable TV is provided by Telia, and a basic package is included in the monthly fee. The cost of broadband and TV is billed together with the apartment fee. The building is prepared for internet connection via Telia using the same fiber cable that delivers cable TV. Speeds of up to 100 Mbps are available. For more information, contact Telia.

A router and TV box should be present in your apartment upon moving in and must be left behind if you move out. When moving in, contact Telia and provide your address and apartment number. This information is needed to activate optional services such as movie rentals, broadband telephony, etc.

When moving out – Contact Telia and inform them of the date the transfer of ownership takes place, but do NOT cancel the association’s subscription. It will be transferred to the new resident.

Fire Safety

Each resident is responsible for ensuring that their smoke detector is functioning properly.

IMPORTANT!
No belongings may be stored outside apartments or in stairwells (Exception: METAL doormats). If items are stored in stairwells, our insurance will NOT apply!
Examples: rugs, strollers, or other items that can catch fire or block passage in case of emergency evacuation or ambulance access.

Smoke Detectors
Each apartment in buildings A and B has one or more smoke detectors. Make sure they work and replace the batteries regularly. Each resident is responsible for ensuring at least one functional smoke detector is installed. Smoke detectors must be replaced when they reach their expiration date.

Special Fire Protection – C-Building

Floors 1–3
Apartments on floors 1–3 in the C-building are equipped with sprinkler systems. Each apartment must have a red “sprinkler wedge,” which is used to stop the water flow in case the sprinkler head is accidentally damaged or activated.

Floor 4
Each apartment on floor 4 has an individual fire alarm. Contact the Board if you have any questions regarding fire safety.

Sprinklers/Fire Alarms – Floor 4, C-building
User instructions for the alarm system on floor 4.

Disturbing Neighbors

These are the guidelines for dealing with disturbances in the association:

  1. Try to talk to your neighbor directly.
  2. If the problem continues, contact the board with a clear written statement describing the disturbance, which neighbor is involved, and how often it occurs. We will then proceed with meetings, disturbance logs, etc., according to the guidelines at the link below.
  3. If the disturbance continues despite these steps, a formal letter will be sent by registered mail to the resident causing the disturbance.
  4. If the disturbance still does not stop, the ownership of the apartment may be revoked.

Read more at Juridikbloggen.

Recycling Rooms

There are two recycling rooms: one for household waste and food waste, and one for sorted recycling. Bins are available for newspapers, cardboard, plastic, colored and clear glass, batteries, and lightbulbs. Both rooms are accessible from the courtyard.

  • In Building A (Stora Trädgårdsgatan 4), you’ll find bins for glass, metal, plastic, cardboard, batteries, bulbs, and newspapers.
  • In Building B (Stora Trädgårdsgatan 8), there are bins for food waste and combustible waste.

Residents are responsible for the disposal of bulky and hazardous waste.
Please flatten cardboard boxes and plastics to prevent bins from filling up too quickly. If the lids can’t close, the bins might not be emptied.
Bulky waste must not be stored in common areas such as stairwells or basement corridors (for fire safety, accessibility, and comfort). Items left there will be removed at a cost. These costs affect all residents.

DIY Tips

For issues you are responsible for as a resident, it can be hard to know where to turn. Here are a few tips. If you discover more, feel free to share them with the board.

Kitchen/Ventilation

If your kitchen appliances (Siemens or Constructa) are malfunctioning, check this support page: www.siemens-home.se/kundservice.html
Make sure refrigerators are regularly defrosted and that the drainage in the back of the fridge is not clogged. Dishwashers should be cleaned regularly—remove and rinse the filter and use cleaning tablets for better performance.

The kitchen fans in buildings A and B serve a dual purpose: as kitchen ventilation and part of the general ventilation system. For optimal air quality, keep it running at two LEDs, or three during high humidity (e.g., after a shower). Clean the grease filter regularly—by hand or in the dishwasher—to avoid the damper getting clogged. The unit’s filter should be replaced once per year. The association provides and replaces filters. A mandatory ventilation inspection (OVK) is conducted every three years.

C-building has an exhaust ventilation system with natural air intake and a central fan in the basement. It may occasionally need to be restarted—contact the board if that happens. OVK is done every six years. Air intake vents should be cleaned as needed. Residents are responsible for regularly cleaning exhaust vents. Do not adjust them during cleaning—remove them from their frame and clean gently. Incorrect adjustment will change the apartment’s airflow.

A user manual for the ventilation unit is in the resident binder in each apartment. An updated version is available at www.swegon.com – (navigate to Residential Ventilation → Air Handling Units → CASA R/Swegon CASA R85 (version B)).

In A and B buildings, ventilation must always be on. Two green lights should be visible on the kitchen fan.

Filters in A and B houses are replaced annually by a company hired by the association. You will be informed in advance as access to each apartment is needed.

In the C-building, ventilation is natural. Keep the vents open.

Bathroom

Be mindful of what you flush down the toilet—the system is sensitive to items that don’t belong there. VA Syd provides more info on what is and isn’t allowed.
Issues with your washing machine or dryer should be addressed with the manufacturer. For Bosch/Siemens-Home, use: www.siemens-home.se/kundservice.html

Flooring and Underfloor Heating

Heating in the buildings is provided by water-based underfloor heating. The thermostats’ batteries should be replaced annually—low batteries can cause the thermostat to lose connection with the central unit. (Instructions for troubleshooting underfloor heating are available.)

The underfloor system is designed to maintain around 20°C in each room. It’s recommended to use a thermometer to verify the temperature. If it falls below 20°C, contact the board.

Each apartment should have an instruction manual for the floor heating system.

Each room has a control unit for setting the temperature. Use the arrows to set the desired temperature, then press “set.”

The flooring comes from Golvpoolen, and they can assist with maintenance tips. Their FAQ is available at: www.golvpoolen.se/kundservice/vanliga-fraagor/golv/