Shared Housing / Coliving Agreement 2026/2027 – Swedish & English Word/PDF

Shared Housing / Coliving Agreement 2026/2027 – Swedish & English Word/PDF

This is a complete legal template package for organized shared housing / coliving under Swedish tenancy law. The package is specifically developed for arrangements where each resident has access to their own private part of the dwelling while sharing a kitchen, living room, bathroom, laundry room, workspace, or other common areas with other residents.

The template package was legally reviewed on October 4, 2026, and adapted to the new master lease rules in Chapter 12 of the Swedish Land Code (jordabalken) that entered into force in 2026. It is expressly designed for the new shared housing case in Chapter 12, Section 1 e, second paragraph, 1 c of the Land Code.

Delivery: 7 separate documents in both Word (DOCX) and PDF – a total of 14 files and 20 A4 pages per format series.

Included in this package

• Shared Housing Agreement / Coliving – Swedish, 5 pages.
• Coliving Residential Lease Agreement – English, 5 pages.
• House Rules & Shared Areas – Swedish, 2 pages.
• House Rules & Shared Areas – English, 2 pages.
• Move-in & Move-out Protocol, 2 pages.
• Agreement on Adjusted Rent according to Chapter 12, Section 55 b of the Land Code, 1 page.
• Detailed User Guide, 3 pages.

Not the same as a lodging agreement (inneboende)

Mallbutiken already provides separate templates for lodgers (inneboende) and standard room rentals. This product is therefore intentionally limited to organized coliving/shared housing.

It should generally not be used when the landlord resides in the home themselves and is renting out a room to a lodger. In such cases, Mallbutiken's Lodging Agreement (Inneboendeavtal) is usually more relevant.

The new shared housing rule in Chapter 12, Section 1 e

Under the new rules, a master lease (blockhyra) can be expressly used when dwellings are let to individuals who:

• use a part of the apartment alone,
• use other parts jointly with other tenants, and
• the apartment has been adapted for such use.

The head lease in the previous link must simultaneously meet the master lease rules, including that the agreement covers at least three residential apartments to be sublet.

Private room + shared spaces

The main agreement documents exactly which part the resident has exclusive use of and which areas are shared with others. There are fields for, among other things:

• private room or other exclusive area,
• kitchen,
• living room,
• bathroom and toilet,
• laundry facilities,
• coworking/workspace,
• storage and other common areas.

Common areas are part of the tenancy

If the tenancy includes the right to use common areas, that right cannot be removed or changed arbitrarily. Therefore, the common areas are explicitly documented in the agreement and house rules.

Swedish and English version

The package contains both:

• Shared Housing Agreement / Coliving in Swedish, and
• Coliving Residential Lease Agreement in English.

The English version is designed for Swedish legal conditions and states that Swedish law governs the agreement.

Separate house rules

Coliving often requires clearer practical rules than traditional rental arrangements. The package therefore includes separate house rules in both Swedish and English that can regulate:

• quiet hours and consideration,
• kitchen and food storage,
• cleaning,
• bathroom, laundry, and booking,
• guests and overnight stays,
• safety and fire exits,
• storage,
• pets, smoking, and other behavioral issues,
• shared workspaces.

However, the house rules may not be used to circumvent mandatory tenancy law or unilaterally reduce the resident's contractually agreed rights.

Adjusted rent according to Chapter 12, Section 55 b

If the dwelling has been let with a master lease in the previous link, the parties may, under the conditions of the law, enter into a separate agreement on adjusted rent.

This agreement must be a specifically drawn-up document. Therefore, it is not hidden as a regular clause in the main agreement but is included as a separate document.

Adjusted rent does not mean free market pricing. In any review, the agreed rent shall only apply to the extent that it is reasonable, taking into account, among other things, the master lease setup, the business, the content of the agreement, subsequent circumstances, and the resident's interest.

Repayment of excessive rent

Rent in coliving can also be challenged. If the rent is higher than what is reasonable, repayment and the determination of future rent may be relevant according to Chapter 12, Section 55 f of the Land Code.

Security of tenure – an important coliving issue

A common misunderstanding is that a subtenant always lacks security of tenure for the first two years. When the dwelling has been let with a master lease in the previous link, the standard two-year rule in Chapter 12, Section 45, first paragraph, 1 does not apply.

This means that a coliving operator should not use a standard agreement that automatically claims that the resident lacks security of tenure.

The special one-year exception does not apply to the coliving case

Since 2026, the Land Code has contained a special exception where the waiver of the right to extension in certain corporate housing cases can apply without the approval of the Rent Tribunal for a maximum of one year.

That exception applies to master leases according to Chapter 12, Section 1 e, second paragraph, 1 b. It does not apply to the shared housing case in point 1 c. Therefore, the package does not contain an incorrect, generic one-year waiver of security of tenure clause.

Lease term and termination

The agreement can be used for open-ended and fixed-term agreements. Lease term and termination must simultaneously follow the mandatory rules that actually apply according to Chapter 12 of the Land Code.

The template therefore contains clear fields for the move-in date, lease term, agreed notice period, and the final day for written notice without attempting to contract out of the tenant's statutory rights.

Rent, deposit, and costs

The agreement contains separate fields for:

• monthly rent,
• deposit,
• electricity,
• heating and water,
• internet,
• cleaning of common areas,
• other surcharges and services.

The deposit is handled together with the move-in/move-out protocol so that normal wear and tear can be distinguished from documented damage.

Move-in and move-out protocol

The separate protocol helps the parties document:

• the condition of the private room,
• walls, floors, windows, and doors,
• furniture and storage,
• smoke detectors,
• visible defects in common areas,
• keys and access tags,
• photo documentation,
• final financial reconciliation and deposit.

Guests and additional residents

The template distinguishes between temporary guests and permanent move-ins or independent subletting. The house rules can set practical limits for overnight guests, but such rules must always be applied within the framework of the lease agreement and the law.

Safety, disturbances, and equal treatment

The package contains provisions regarding disturbances, threats, harassment, vandalism, and safety in common areas. Rules and selection must be applied in accordance with anti-discrimination legislation and other mandatory laws.

Access to the private room

The operator or other residents do not have a free right to enter the private part. The landlord's access must take place in accordance with Chapter 12, Section 26 of the Land Code and other applicable law.

Digital locks, apps, and privacy

Modern coliving setups often use digital keys, resident apps, and access logs. The template therefore includes a separate privacy clause, and the user guide reminds that personal data must be handled with a legal basis and proportionality.

Camera surveillance or other systems may not be used for unauthorized monitoring of private living spaces.

Fire safety and physical adaptation

The special master lease rule for shared housing requires that the apartment is adapted for the setup. The guide therefore reminds of the need to check, among other things:

• floor plan,
• fire and emergency exits,
• locking and privacy,
• the actual function of common areas,
• how many people the dwelling is suitable for.

When should you choose another Mallbutiken product?

• Lodger in the landlord's own home: use the Lodging Agreement (Inneboendeavtal).
• Standard room rental: use the Lease Agreement for Room Rental.
• Private rental of a house/condo according to the Private Rental Act: use the relevant private rental agreement.
• Property owner's head lease for at least three dwellings: use Mallbutiken's separate Master Lease / Corporate Housing package.

Detailed user guide included

The guide covers:

1. how the setup is classified legally,
2. the difference between coliving, rooms, lodging, and private rental,
3. master leasing according to 1 e § 1 c,
4. Rent Tribunal permits,
5. common areas,
6. adjusted rent according to 55 b §,
7. security of tenure,
8. lease term and termination,
9. house rules,
10. deposits and damage,
11. privacy and digital access,
12. fire safety and physical adaptation,
13. final checklist before signing.
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Legally reviewed

The template package was reviewed on October 4, 2026, based on, among other things:

• Chapter 12, Sections 1–2 of the Land Code.
• Chapter 12, Sections 1 e–1 f of the Land Code – master leasing and shared housing.
• Chapter 12, Sections 45–45 a of the Land Code – security of tenure and waiver.
• Chapter 12, Sections 55, 55 b, and 55 f of the Land Code – reasonable rent, adjusted rent, and repayment.
• Private Rental Act (2026:772) – for delimitation against private rentals.

Format and digital delivery

• 7 separate documents.
• 14 files in total.
• Swedish + English.
• Word (DOCX) + PDF.
• 20 A4 pages per format series.
• Digital product – no physical items will be shipped.

Frequently asked questions

Is coliving the same as being a lodger (inneboende)?
No. This product is intended for organized shared housing. If the landlord lives in the dwelling themselves, a lodging agreement is usually more relevant.

Must every resident have their own agreement?
Yes, it is strongly recommended that each resident's private part, rent, common areas, and individual rights be documented separately.

Can you agree on market rent?
Not freely. A separate agreement on adjusted rent can be used when Section 55 b is applicable, but the rent can still be subject to a reasonableness review.

Does the tenant automatically lack security of tenure for two years?
No. The usual two-year rule for subletting does not apply when the dwelling has been let with a master lease in the previous link.

Can a one-year waiver of security of tenure be used without the Rent Tribunal?
The special one-year exception from 2026 applies to the corporate housing case in 1 e § 1 b, not to shared housing according to 1 c.

Are English documents included?
Yes. Both the coliving agreement and the house rules are included in English.

Important

Coliving is still residential tenancy when the legal requirements for a lease are met. The name “coliving,” membership, community fees, or digital platforms do not automatically change the legal classification. In the case of complex operator setups, larger properties, or disputes regarding rent and security of tenure, individual legal advice should be sought.