Which rental contract do you need? Answer step by step
The answer points to the law and template further down the page.
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Question 1: Do you rent out a room in the accommodation where you live yourself?
Yes: Then it's a lodger. Use the lodger contract. Which law applies depends on whether you have a rental apartment or own the home, see the guide on lodgers.
No: Move on. Go to step 2.
12 kap. 45 § first paragraph 3 jordabalken (1970:994), checked 5 October 2026
1 kap. 1 och 3 §§ privatuthyrningslag (2026:772), checked 5 October 2026
Template: Lodger contract
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Question 2: Do you have the apartment with rental apartment?
Yes: Then chapter 12 of jordabalken applies. You need the landlord's consent or the approval of the Hyresnämnden (the Regional Rent Tribunal), and the rent may be at most your own rent plus an addition for furniture and amenities. Use the subletting contract.
No: Move on. Go to step 3.
12 kap. 39 § jordabalken (1970:994), checked 3 October 2026
12 kap. 55 § fjärde stycket jordabalken (1970:994), checked 3 October 2026
Template: Sublease contract for a rental apartment
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Question 3: Do you rent as a private person or a mortgage?
Yes: Continue. Go to step 4.
No: Renting a business applies to Chapter 12 jordabalken, with ownership protection and renting by usage value. The templates here are for individuals.
1 kap. 1 och 3 §§ privatuthyrningslag (2026:772), checked 5 October 2026
12 kap. 46 § jordabalken (1970:994), checked 5 October 2026
12 chapter 55 § first and second paragraphs jordabalken (1970:994), checked 5 October 2026
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Question 4: Do you regularly rent more than two homes outside your own, or is the rental for leisure purposes?
Yes: Then the Private Letting Act does not apply, but 12 kap. jordabalken does.
No: Then the private rental law applies to agreements from 1 July 2026. Go to step 5
1 kap. 1 och 3 §§ privatuthyrningslag (2026:772), checked 5 October 2026
transitional provisions privatuthyrningslag (2026:772), checked 5 October 2026
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Question 5: Is the home a residential right?
Yes: You also need the board's consent. Go to step 6.
No: Detached house, terraced house or tenant-owned apartment. Go to step 7
1 kap. 1 och 3 §§ privatuthyrningslag (2026:772), checked 5 October 2026
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Question 6: Ask the board for consent and use the rental agreement for tenant-owned apartment.
Then: Clearly. If the board says no, hyresnämnden can give permission.
7 kap. 10 § bostadsrättslag (1991:614), checked 3 October 2026
7 kap. 11 § bostadsrättslag (1991:614), checked 3 October 2026
6 kap. 1 och 2 §§ privatuthyrningslag (2026:772), checked 3 October 2026
Template: Tenancy agreement for letting a tenant-owned apartment
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Question 7: Use the rental contract for a house or row house.
Then: Clearly. enter who manages the garden and snow, and that the tenant may not rent out further without your consent.
1 chapter 2 § of the Private Rental Act (2026:772), verified 5 October 2026
1 kap. 5 § privatuthyrningslag (2026:772), checked 5 October 2026
5 chap. 1 and 2 §§ private rental law (2026:772), checked 5 October 2026
6 kap. 1 och 2 §§ privatuthyrningslag (2026:772), checked 3 October 2026
Template: Tenant-owned apartment contract for villa or terraced house (private subletting)
The answer
Write a rental contract in seven steps
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Step 1: Find out which law applies and which template you should use with the decision guide.
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Step 2: If you have a rental apartment or tenant-owned apartment: get the landlord's or board's consent before subletting begins.
12 kap. 39 § jordabalken (1970:994), checked 3 October 2026
7 kap. 10 § bostadsrättslag (1991:614), checked 3 October 2026
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Step 3: Agree on the rent as a fixed amount per month and what is included.
2 kap. 1 § privatuthyrningslag (2026:772), checked 5 October 2026
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Step 4: Determine if the agreement applies indefinitely or until a certain date.
1 chapter 6 § of the Private Rental Act (2026:772), verified 5 October 2026
12 chapter 3 § jordabalken (1970:994), checked 5 October 2026
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Step 5: Enter deposit, keys and who takes care of garden, snow and rubbish. our advice
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Step 6: Fill in the template and sign in two copies, one for each.
12 chapter 2 § jordabalken (1970:994), checked 5 October 2026
1 kap. 5 § privatuthyrningslag (2026:772), checked 5 October 2026
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Step 7: Go through the accommodation together when moving in and write a protocol with pictures. our advice
What should a rental contract contain?
The law does not require any particular form, but a contract that holds includes this:
- Parties with names, personal identity numbers and contact details.
- The accommodation: address, apartment number or property designation, and whether it is rented furnished.
- Rental period: until further notice or until a certain date.
- The rent as a fixed amount, when it should be paid and where.
- What is included, for example electricity, heating, broadband, garage or garden.
- Notice period and that the notice must be in writing.
- Deposit, keys and inspection on move-in and move-out.
- Place, date and both parties' signatures.
The rent must be determined by the amount according to the private rental law. You can still agree that heat, cold, hot water, electricity and water are paid according to consumption. If you have not agreed on the rent, the tenant pays a reasonable amount.
Source: Private Rental Law (2026:772) (riksdagen.se), Jordabalken, 12 chap. (riksdagen.se). 1 chap. 5 and 6 §§ and 2 chap. 1 and 2 §§ Private Rental Law, 12 chap. 2 and 3 §§ jordabalken.
Jordabalken or private rental law: what is the difference?
The Private Rental Act (2026:772) applies when a private person or an estate of a deceased person rents out a house or part of a house as a home. It does not apply if you have the home with a rental apartment, if you regularly rent out more than two apartments outside your own home, or if the rental is for recreational purposes. Then 12 kapitlet jordabalken applies, which also applies when a company rents out.
| 12 kap. jordabalken | Private Rental Law | |
|---|---|---|
| Applies | Rental apartment subletting, lodger with a rental apartment tenant, companies renting out | House, terraced house, owner-occupied apartment and tenant-owned apartment that a private person rents out |
| The rent | Reasonable rent according to utility value, in second-hand at most first-hand rent with supplement | What you agree on, but not essentially higher than for similar privately rented homes |
| Termination at short notice | To the month change closest after three months | To a month change at the earliest three months after the notice, for both parties |
| Possession protection | Yes, with exceptions such as subletting for two years and rooms in your own home | No, the law has no right to extension |
Source: Private Rental Law (2026:772) (riksdagen.se), Jordabalken, 12 chap. (riksdagen.se). 1 chap. 1 and 3 §§, 2 chap. 5 § and 6 chap. 1 and 2 §§ Private Rental Law, 12 chap. 4, 45, 46 and 55 §§ jordabalken.
Agreements entered into before 1 July 2026 according to the law (2012:978) on renting out your own home still follow that law.
Source: Private Rental Act (2026:772) (riksdagen.se), Act (2012:978) on renting out your own home (riksdagen.se). Transitional provisions of the Private Rental Act.
How much rent can you charge?
If it applies to jordabalken, the rent must be reasonable. It is not reasonable if it is significantly higher than the rent for apartments with equivalent utility value. If you sublet your rental apartment, the rent must never be higher than your own rent plus an addition for furniture, equipment and other amenities. Read more in the guide on subletting.
If the private rental law applies, you agree on the rent. The tenant can apply to hyresnämnden, and if the rent is substantially higher than what is usually charged for similar apartments rented out under the same law, the board sets it to a reasonable amount. There is no cost-based rent in the new law. It only applies to agreements under the older law from 2012, where the rent could not significantly exceed the capital cost and operating cost of the apartment. We do not specify any amounts.
Source: Jordabalken, 12 kap. (riksdagen.se), Private Rental Law (2026:772) (riksdagen.se), Law (2012:978) on renting out one's own home (riksdagen.se). 12 kap. 55 § jordabalken, 2 kap. 1 and 5 §§ Private Rental Law, 4 § Law (2012:978).
Can you pay a deposit?
Neither 12 kapitlet jordabalken nor the private rental law has any rules about deposits for a home. This means you decide it yourself. Write down the amount, when it is paid back and what it can be used for, for example damages visible in the move-out protocol. The deposit, rental guarantee and how the tenant gets their money back are in the guide about deposits.
Source: Jordabalken, chapter 12 (riksdagen.se), Private Rental Act (2026:772) (riksdagen.se).
Does the tenant have protection against eviction?
Private rental law gives no right to extension. The agreement expires when the time has passed or when it has been terminated. According to jordabalken, the tenant has the right to extension, but not when renting in the second hand that expires before it has lasted two years in a row, and not when the room is part of the landlord's own home. Lodger has its own guide: lodger, contract and rules.
Source: Private Rental Law (2026:772) (riksdagen.se), Jordabalken, 12 chap. (riksdagen.se). 6 chap. 1 and 2 §§ Private Rental Law, 12 chap. 45 and 46 §§ jordabalken.
Rental contract for villa or terraced house
If you rent out a villa, a row house or a tenant-owned apartment as a private person, the private rental law applies. If the garden is included, the law also applies to it, as long as the land is used for gardening to a limited extent or for something other than farming. Write in the contract who takes care of the lawn, snow shovelling and rubbish bins. The tenant must take care of the home and report any damages, and may not sublet it or transfer the contract without your consent. The rent, notice period and tax are in the guide about renting out a house privately.
Source: Private Rental Law (2026:772) (riksdagen.se). 1 chap. 1 and 2 §§, 4 chap. 2 and 4 §§ and 5 chap. 1 and 2 §§ Private Rental Law.
If you rent out a tenant-owned apartment, you also need the board's consent, see rent out tenant-owned apartment.
Source: Tenant-owned apartment law (1991:614), 7 chap. (riksdagen.se). 7 chap. 10 and 11 §§ bostadsrättslagen (the Swedish Housing Cooperatives Act).
Templates for rental contracts
Fill it in and download it as Word or PDF. All templates are under templates for the move.
Document: Rental contract for a villa or row house (private rental) To: You and the tenant; you keep your copyour advice
The template is in Swedish because it goes to a Swedish recipient.
- The Private Letting Act applies when a private individual or an estate of a deceased person rents out a house or part of a house as a home, for agreements from 1 July 2026. It does not apply if you regularly rent out more than two apartments outside your own home or if the rental is for recreational purposes (1 chap. 1 and 3 §§).
- The rent must be determined by the amount, but heat, cold, hot water, electricity and water may be paid for according to consumption (2 chap. 1 §).
- Point 5 follows 6 kap. 1, 2 and 7 §§. Conditions that are worse for the tenant than the law do not apply to the tenant (1 kap. 4 §).
- Points 8 and 9 follow 4 chap. 2 and 4 §§ and 5 chap. 1 and 2 §§. The law has no rule about deposit, so point 7 is your agreement.
Document: Tenancy agreement for letting a tenant-owned apartment To: You and the tenant; each of you keeps a copyour advice
The template is in Swedish because it goes to a Swedish recipient.
- For agreements from 1 July 2026, privatuthyrningslagen (2026:772) applies. The tenant may always give notice for the end of a month at least three months after the notice (6 kap. 1 och 2 §§), and the notice must be in writing (6 kap. 7 §).
- If you sign the agreement before the association has said yes: state that it applies only if consent or permission is given (Sveriges Domstolar).
Document: Sublease contract for a rental apartment To: You and the subtenant; each of you keeps a copyour advice
The template is in Swedish because it goes to a Swedish recipient.
- A written agreement is not required, but it shows what you have agreed. If you sign the agreement before you have permission: state that it applies only if you get permission (Sveriges Domstolar).
- The furniture supplement may be at most 15 per cent of the main tenancy rent, and a supplement for electricity, broadband or parking at most what it costs you (12 kap. 55 § jordabalken).
- The subtenant has no security of tenure if the letting ends before it has lasted two years in a row (12 kap. 45 § jordabalken).
Document: Lodger contract To: The landlord and the lodger (two copies)
The template is in Swedish because it goes to a Swedish recipient.
- Point 3: if you have a rental apartment, 12 kap. jordabalken applies. If you own the home as a private individual, the Private Letting Act applies, which does not apply when the person letting has a rental apartment (1 kap. 3 § of the Private Letting Act).
- Point 5: three months to the end of a month under 12 kap. 4 § jordabalken and 6 kap. 2 § of the Private Letting Act. Terms that are worse for the tenant than the Private Letting Act do not apply (1 kap. 4 §).
- Point 6: rent paid in advance before each calendar month, no later than the last weekday, follows 2 kap. 2 § of the Private Letting Act unless otherwise agreed. If you have a rental apartment, write the payment day you agree on.
- Point 8: lodgers must be registered where they live and must not put c/o in the flyttanmälan (Skatteverket (the Swedish Tax Agency)).
- Sign in two copies and keep one each. Under the Private Letting Act the agreement must be in writing if either of you asks for it (1 kap. 5 §).
Common questions
Must a rental contract be in writing?
A verbal rental agreement is also valid. But both jordabalken and the Private Rental Law state that the agreement should be written down if the landlord or tenant requests it (12 kap. 2 § jordabalken, 1 kap. 5 § Private Rental Law).
Is a single rental contract sufficient?
Yes, if it covers the parties, the home, rental period, rent and signatures. What the contract does not say is decided by law. Conditions that are worse for the tenant than the private rental law do not apply to the tenant (1 kap. 4 §).
How long does a rental contract apply?
Until further notice, if you have not written a fixed rental period. This applies according to both laws. According to jordabalken, a time-limited agreement must still be terminated if the rental relationship has lasted more than nine months in a row (12 kap. 3 §).
Can I take a deposit?
Neither jordabalken nor the private rental law has any rules about deposits for a home. It is something you agree on, so write the amount and when it is paid back in the contract.
The law behind it
The sections summarised, with a link to the legal text on riksdagen.se.
12 chapter 2 § jordabalken (1970:994), checked 5 October 2026
The rental agreement must be in writing if the landlord or tenant requests it. A right to use common areas that follows from the rental agreement can only be changed in the same manner as other rental terms.
12 chapter 3 § jordabalken (1970:994), checked 5 October 2026
A rental agreement applies for an indefinite period and must be terminated, unless a fixed term has been agreed. A time-limited agreement expires when the time runs out, but if the rental relationship has lasted more than nine months in a row, it must also be terminated.
12 kap. 4 § jordabalken (1970:994), checked 3 October 2026
A tenancy agreement of indefinite duration for a residential apartment can, unless a longer notice period has been agreed, be terminated for the end of the month that falls nearest after three months from the notice.
12 kap. 39 § jordabalken (1970:994), checked 3 October 2026
The tenant may not sublet the apartment for independent use without the landlord's consent. If the tenant does not use the home to a noteworthy extent, each letting counts as independent use.
12 kap. 45 § första stycket 1 jordabalken (1970:994), checked 3 October 2026
Security of tenure (sections 46-52) does not apply to subletting for independent use that ends before it has lasted longer than two years in a row.
12 kap. 45 § first paragraph 3 jordabalken (1970:994), checked 5 October 2026
The right to an extension (security of tenure) does not apply when the apartment is part of the lessor's own home.
12 kap. 46 § jordabalken (1970:994), checked 5 October 2026
If the landlord terminates the agreement, the tenant has the right to extension, except in cases where the rental apartment is forfeited, the tenant has seriously neglected their obligations, the house is to be demolished or rebuilt, the apartment in a one- or two-family house or a tenant-owned apartment is needed by the landlord, or when it does not conflict with good practice or is unreasonable for the rental relationship to cease.
12 chapter 55 § first and second paragraphs jordabalken (1970:994), checked 5 October 2026
In the event of a dispute, the rent is set at a reasonable amount. The rent is not reasonable if it is significantly higher than for apartments that are equivalent in terms of utility value. Primarily, comparison is made with rents in negotiated agreements, and if there are no comparable apartments in the area, another area with a similar rental situation can be used.
12 kap. 55 § fjärde stycket jordabalken (1970:994), checked 3 October 2026
In subletting, rent above the main tenancy rent, plus supplements for furniture, equipment and other benefits, is never reasonable. The furniture supplement may be at most 15 per cent of the main tenancy rent; supplements for other benefits at most the landlord's cost. When part is sublet, a proportionate share applies. Does not apply where block tenancy applies in the previous link. Wording according to Lag (2026:773), in force 1 July 2026.
1 kap. 1 och 3 §§ privatuthyrningslag (2026:772), checked 5 October 2026
The law applies when an individual or an estate of a deceased person lets out a house or part of a house as a home. It does not apply if the landlord holds the apartment as a rental apartment, regularly lets out more than two apartments apart from their own home, or if the letting is for leisure purposes. In force from 1 July 2026.
1 chapter 2 § of the Private Rental Act (2026:772), verified 5 October 2026
If the agreement also gives the right to use land together with the accommodation, the law applies to the entire agreement, if the land is used for gardening to a limited extent or for other than agriculture.
1 kap. 4 § privatuthyrningslag (2026:772), checked 5 October 2026
Contract terms that are to the tenant's disadvantage compared with the law have no effect against the tenant, unless the law says otherwise.
1 kap. 5 § privatuthyrningslag (2026:772), checked 5 October 2026
The tenancy agreement must be drawn up in writing if the landlord or the tenant asks for it.
1 chapter 6 § of the Private Rental Act (2026:772), verified 5 October 2026
A rental agreement applies until further notice if a fixed rental period has not been agreed.
2 kap. 1 § privatuthyrningslag (2026:772), checked 5 October 2026
The landlord and the tenant must agree on the rent, and it must be set as a fixed amount. Heating, cooling, hot water, electricity and water and sewage may be paid according to consumption. If you have not agreed on the rent, or the agreement conflicts with this, a reasonable amount is paid.
2 kap. 5 § privatuthyrningslag (2026:772), checked 5 October 2026
The tenant can apply to hyresnämnden for a change of rent. If the rent is substantially higher than what is generally charged for similar apartments let under the law, hyresnämnden reduces it to a reasonable amount.
4 chapter 2 and 4 §§ of the Private Rental Act (2026:772), verified 5 October 2026
The tenant must take care of the rental apartment and what belongs to it. A damage or defect that needs to be rectified promptly should be reported by the tenant to the landlord immediately, and other damages or defects as soon as possible.
5 chap. 1 and 2 §§ private rental law (2026:772), checked 5 October 2026
The tenant may not transfer the rental apartment or rent out the accommodation for independent use without the landlord's consent.
6 kap. 1 och 2 §§ privatuthyrningslag (2026:772), checked 3 October 2026
When a private individual lets, the tenant may always give notice on a fixed-term agreement, and an agreement that runs until further notice can be terminated, for the end of a month at least three months from the notice. The law applies from 1 July 2026; older agreements follow lagen (2012:978) om uthyrning av egen bostad.
6 kap. 7 § privatuthyrningslag (2026:772), checked 3 October 2026
Notice must be in writing, but the tenant may give notice orally if the landlord gives a written acknowledgement. Notice has been given when the recipient has received it.
transitional provisions privatuthyrningslag (2026:772), checked 5 October 2026
The law entered into force on 1 July 2026 and repealed lagen (2012:978) om uthyrning av egen bostad. The repealed law still applies to agreements made under it.
4 § lag om uthyrning av egen bostad (2012:978), checked 3 October 2026
In a dispute, hyresnämnden sets the rent at an amount that does not markedly exceed the capital cost (a reasonable rate of return on the market value) and the running costs, unless 12 kap. 55 § allows more; never higher than the agreement. A change is first requested in writing from the other party. Applies to agreements made before 1 July 2026; newer agreements follow privatuthyrningslagen (2026:772).
7 kap. 10 § bostadsrättslag (1991:614), checked 3 October 2026
The tenant-owner may sublet the apartment for independent use only if the board consents. If the home is not used as a permanent home, or otherwise not to a noteworthy extent, each letting counts as independent use. Wording according to Lag (2026:776).
7 kap. 11 § bostadsrättslag (1991:614), checked 3 October 2026
If the board refuses, hyresnämnden can grant permission if the tenant-owner has good reason and the association has no justified ground for refusing. Earlier sublettings are taken into account only if they were substantial. The permission must be limited to a set period and can come with conditions. Wording according to Lag (2026:776).