Swedish Rental Contracts Explained

Signing a contract you do not understand is one of the most common ways expats lose deposits and find themselves locked into arrangements they cannot exit. Swedish rental contracts for andrahand (second-hand subletting) have specific rules — around rent ceilings, deposit returns, and notice periods — that differ significantly from what most people are used to at home.

This guide covers every standard clause, what it means in practice, and the checklist you should work through before putting pen to paper.

What "uthyrning i andra hand" actually means

An andrahand contract exists because the person renting to you (the primary tenant or owner) is subletting. This is legally different from renting directly from a landlord or housing association.

If the primary tenant rents from a housing cooperative (bostadsrättsförening) or a rental housing company, they need formal approval to sublet. That approval document — sometimes called a "tillstånd för andrahandsuthyrning" — should exist and you should ask to see it. If it doesn't exist, the arrangement is unauthorized, and the primary tenant could be evicted, taking your tenancy with them.

For owners of condominiums (bostadsrätt), the rules changed in 2024: they need board approval only if they sublet for more than two years in a five-year period. For shorter periods, notification is sufficient. Either way, ask for confirmation that the subletting is above board.

The standard contract clauses

Duration and renewal

Most andrahand contracts are fixed-term (bestämd tid) — six months, one year, sometimes up to two years. At the end of a fixed-term contract, it expires automatically unless both parties agree to extend. There is no automatic right to stay.

Some contracts are open-ended (tillsvidare), which means either party can terminate with proper notice. Open-ended contracts offer more stability but are less common in the andrahand market.

If you've been renting the same apartment under consecutive fixed-term contracts for more than two years total, you may acquire stronger protections under the Tenancy Act (Hyreslagen). Landlords are aware of this and often avoid back-to-back contracts exceeding that threshold.

Rent amount and indexation

The rent must be stated clearly in the contract. For andrahand rentals, the legal ceiling is the primary tenant's own rent plus a reasonable surcharge for furniture if the apartment is furnished. "Reasonable" is not precisely defined in law, but Swedish courts have accepted roughly 10–15% above the base rent for fully furnished apartments.

If the landlord is an owner-occupier (not themselves a tenant), different rules apply under the "privatuthyrningslagen" (Private Rental Act). They have more freedom to set rent but cannot charge above market rate.

Watch for indexation clauses tied to the consumer price index (KPI). These are legal and mean your rent can increase annually without renegotiation.

Deposit

There is no legal maximum for andrahand deposits under Swedish law, unlike in some other countries. In practice, the convention is one to three months' rent. Be wary of requests for more than three months — this is unusual and worth questioning.

The deposit should be held separately and returned within a reasonable time after you move out (typically within a few weeks), minus any deductions for documented damage beyond normal wear and tear. Get the deposit terms in writing: how much, where it's held, and what the return process looks like.

Notice period

For fixed-term contracts, there is no notice period — the contract simply ends on the stated date. For open-ended contracts, the notice period is typically one to three months, and this must be stated in the contract. The default under Swedish law for residential tenancies is three months, but parties can agree to shorter periods.

One important nuance: in many andrahand contracts, the notice period runs from the first of the month, not from the date you give notice. If you hand in your notice on March 15th with a two-month period, your tenancy may not end until June 1st, not May 15th.

Your obligations as tenant

Standard clauses will require you to:

• Keep the apartment in good condition and report damages promptly
• Not sublet to anyone else (no third-hand subletting without explicit permission)
• Follow the building's rules (ordningsregler) — noise, recycling, common areas
• Allow the landlord reasonable access for inspections with appropriate notice
• Return the apartment in the same condition as received, accounting for normal wear

The landlord's obligations

The landlord must maintain the apartment in a habitable condition. This includes functioning heating, hot water, and structural integrity. If something breaks through no fault of yours — a leaking pipe, a broken boiler — that's their responsibility to fix. Do not accept a clause that shifts all maintenance costs to you, as this likely conflicts with Swedish tenancy law for the basic habitability standard.

Utilities: who pays what

This varies by contract and is one of the most negotiable points. Always clarify in writing what is included in the rent.

Electricity (el): Frequently excluded, especially in older contracts. If you pay electricity separately, budget 500–2,000 kr/month depending on the apartment size, season, and whether you have electric heating. Winter bills in a poorly insulated apartment can be shocking if you're not prepared.

Water (vatten): Usually included in the rent, but confirm. Some landlords charge separately based on consumption.

Internet (bredband): Often included for apartments in buildings with a fiber contract, but not always. If excluded, budget 300–400 kr/month for a standalone subscription.

Heating (värme): In most Swedish apartments, district heating is included in the building's operating costs and is typically covered in your rent. Confirm this explicitly for older buildings.

Furnished apartments and inventory lists

If the apartment is furnished, the contract should include or reference an inventory list (inventarieförteckning) — a room-by-room list of everything provided. Before moving in, walk through this list and document any pre-existing damage with photographs. Send those photos to the landlord via email or message so there's a timestamped record.

Without a documented inventory check, you're exposed to claims for damage you didn't cause. This step takes 30 minutes and can save you your entire deposit.

What happens at the end of the contract

For fixed-term contracts, you must vacate by the agreed date unless a new agreement is reached. The landlord is not obligated to extend.

Return the keys and confirm receipt. Do a move-out inspection together if possible, and get any deductions from your deposit explained in writing. If you disagree with a deduction, you can dispute it through Hyresnämnden (the Rent Tribunal), which handles tenant-landlord disputes for free.

Early termination

Breaking a fixed-term contract early is legally difficult in Sweden. You have no automatic right to leave before the end date. The most common legitimate exit is finding a replacement tenant acceptable to the landlord — called "överlåtelse." Some contracts explicitly allow this; others prohibit it.

Negotiate an early termination clause before you sign if you have any uncertainty about your stay length. This is much easier to agree on at the start than mid-tenancy.

Before you sign: the clause-by-clause checklist

Work through this before signing anything:

• Contract states the full name and contact details of both parties
• Apartment address and any included storage or parking is specified
• Start date and end date (or open-ended status) are explicit
• Monthly rent amount is stated in SEK
• What is included in the rent (el, vatten, bredband, värme) is listed
• Deposit amount and return conditions are documented
• Notice period is specified, including when it starts counting
• Inventory list is attached (if furnished) and you've verified it
• Rules on pets, smoking, and subletting are clear
• Landlord has shown proof that the subletting is authorized
• You have a Swedish bank account to pay rent (most landlords require this)
• You know who to contact for maintenance issues

If you haven't sorted out a Swedish bank account yet, see our guide on renting without a personnummer — it covers the practical workarounds expats use when the standard system doesn't accommodate them yet.

Signing a contract you don't fully understand is one of the biggest risks in the Swedish rental market. The other is not recognizing a scam before you've transferred money. If anything about the contract feels off, check our rental scams guide before you proceed.

Once you know what to look for in a contract, the remaining challenge is finding listings worth evaluating in the first place. Expatriate monitors all five major andrahand platforms and sends real-time alerts when new listings match your criteria.