About this template
Residential lease agreement under Swedish law – an updated document package for residential leasing. The package includes a main Swedish template in Word/PDF, an English reference version governed by Swedish law, and detailed user guides in Swedish and English.
Legally reviewed: October 6, 2026
The package is updated with the new Private Rental Act (2026:772), which entered into force on July 1, 2026, as well as current rules in Chapter 12 of the Swedish Land Code.
What is included
| Residential lease agreement – DOCX | Editable main Swedish template. |
| Residential lease agreement – PDF | Print-ready Swedish version. |
| Swedish user guide – DOCX + PDF | Explains choice of law, rent, termination, permits, deposits, and security of tenure. |
| English reference – DOCX + PDF | English reference version governed by Swedish law. |
| English user guide – DOCX + PDF | English guidance on the same Swedish regulatory framework. |
Important from July 1, 2026: two different frameworks
The previous product version was primarily based on Chapter 12 of the Land Code. Since July 1, 2026, there is a new Private Rental Act (2026:772) for certain rentals of one's own home. Which framework applies affects, among other things, rent setting, termination, security of tenure, and when the agreement can be terminated prematurely.
The template therefore contains a specific choice-of-law section that must be completed before the agreement is used.
When does Chapter 12 of the Land Code apply?
Chapter 12 of the Land Code – often called the Tenancy Act – is still the central regulatory framework for many residential tenancy relationships. It applies, for example, to standard primary leasing, subleasing of a rental apartment, and situations where the Private Rental Act is not applicable.
The rules are largely mandatory for the tenant's benefit. A contractual term may therefore be void even if both parties have signed it.
When can the Private Rental Act (2026:772) apply?
The new law generally applies when a natural person or an estate grants, for compensation, a house or part of a house that is to be used wholly or to a not insignificant extent as a dwelling.
However, the law does not apply when, among other things, the landlord holds the home under a rental contract, for holiday rentals, or when the landlord regularly rents out more than two apartments that do not constitute part of their own home.
The older Act (2012:978) on the Rental of Private Homes was repealed on July 1, 2026, but still applies to agreements concluded under that act before its entry into force.
Rent – different rules depending on the form of rental
Standard subleasing according to Chapter 12 of the Land Code
For subleasing, there are specific rules regarding reasonable rent. For a rental apartment, the rent may normally not exceed the primary rent plus permitted surcharges. Surcharges for furniture and other equipment may, according to current rules, not exceed 15 percent of the rent the landlord pays themselves, and surcharges for other utilities may not exceed actual costs.
Private Rental Act from July 1, 2026
For new agreements covered by the Private Rental Act (2026:772), the rent must be agreed upon as a specific amount. Separate charges for, for example, electricity, hot water, and water can be agreed upon based on actual consumption costs. Upon request, the Rent Tribunal may review the rent and lower it when the conditions of the law are met.
The older cost-based model according to the 2012 Private Rental Act should therefore not be used routinely for new agreements after July 1, 2026.
Lease period and termination
The template has separate options for open-ended and fixed-term agreements.
- Private Rental Act: a fixed-term agreement normally ends at the end of the rental period. The tenant may always terminate the agreement to the turn of a month occurring at least three months after the notice. For open-ended agreements, the law also provides for three months' notice to the turn of a month.
- Chapter 12 of the Land Code: the main rule for residential rent is also three months' notice to the turn of a month for open-ended agreements, but the rules for fixed-term agreements and different situations must be assessed according to the Tenancy Act.
Security of tenure
Security of tenure differs between the frameworks. Agreements covered by the new Private Rental Act do not have the same security of tenure as residential leases under Chapter 12 of the Land Code. In standard subleasing, however, security of tenure may arise, normally after more than two years in succession. A waiver of security of tenure should be handled with the correct separate document and, when the rules require it, be reviewed by the Rent Tribunal.
Permit for subleasing
If the person sub-letting holds the property under a rental contract, the landlord's consent or permission from the Rent Tribunal is normally required for subleasing. For cooperative apartments (bostadsrätt), the consent of the cooperative housing association or permission from the Rent Tribunal is normally required.
If the agreement is signed before the permit is in place, it should be made explicitly conditional upon the necessary permit being obtained. The template contains such an option.
Late rent payment – different time limits
For residential leases under Chapter 12 of the Land Code, payment delays of more than one week after the due date can constitute grounds for forfeiture. According to the Private Rental Act (2026:772), a delay of more than two weeks is instead stated as grounds for the landlord's right to terminate the agreement prematurely.
This does not mean that eviction happens automatically when the time limit is exceeded. Rules regarding notifications, correction, recovery, and procedure must be considered where they are applicable.
Deposit
The template contains a clear deposit section for amount, payment date, what the deposit may be used for, and how the refund is to be handled. A deposit should not be described as an extra fee or automatically fall to the landlord at the end of the agreement.
Inspection, inventory, and condition
The document has space for move-in inspection, inventory list, number of keys, and documented defects. Photo and attachment documentation is recommended as it can reduce the risk of later disputes regarding damages and normal wear and tear.
Tenant's duty of care and damages
The agreement distinguishes between normal wear and tear and damages for which the tenant is responsible. The landlord's statutory obligations cannot generally be transferred to the tenant via a standard clause.
Landlord's access
The landlord does not have an unlimited right to enter the home. The template refers to the legal situations where access may be required, for example, supervision or necessary work, and does not contain any general "free access" clause.
Pets, smoking, and house rules
There are optional fields for pets, smoking, and specific house rules. Such terms must still be compatible with mandatory law, association rules, and the circumstances of the individual tenancy relationship.
Insurance
The template provides the option to specify requirements for home insurance and liability for various insurance policies. The parties should check with their insurance companies that the rental is covered by the correct insurance protection.
English reference included
The English version is an English-language reference governed by Swedish law. It is not a British or American lease agreement. The Swedish version is the master version in this product package.
When individual advice is particularly appropriate
Seek individual advice in cases of uncertainty regarding which framework applies, very long-term leases, multiple rented properties, block leasing, corporate leasing, disputes about reasonable rent, waiver of security of tenure, forfeiture/eviction, or more complex ownership and usufruct relationships.
File format and delivery
Format: DOCX, PDF, and ZIP.
Language: Swedish main version + English reference.
Number of files: 8.
Total: 17 pages in the four documents.
Delivery: digital download. No physical product is sent.
Frequently Asked Questions
Does the Private Rental Act always apply when a private individual rents out property?
No. The scope of the act has several limitations. For example, renting out a home that the landlord themselves holds under a rental contract falls outside the scope of the act.
Can I set any rent I want?
No. Tenancy rules differ between the frameworks, and the rent can be subject to review.
Do I need a permit to sublet?
Often yes. Rental contracts and cooperative apartments have different permit rules. Check that the correct consent or permit is in place before the rental begins.
Does the subtenant have security of tenure?
It depends on which framework applies and how long the tenancy has lasted. Therefore, security of tenure should not be handled with a general standard wording.
Does the template guarantee that the agreement is valid in every situation?
No. The template is a general documentation support. Applicable law, mandatory rules, permits, and the actual circumstances must be correct in the individual case.
This package is a general documentation support under Swedish law and does not replace individual legal advice. The agreement must be adapted to the correct form of rental and the parties' actual circumstances.
