Lodger Agreement Template Pack 2026 – Room, Deposit & Inventory Word/PDF

Lodger agreement template 2026 – complete package for a room in your own home

Complete and editable template package in Word and PDF for those renting out a room or a specific part of your own home while you continue to live there yourself. The package includes a specific lodger agreement, an inventory and inspection appendix, and a separate deposit agreement with receipt.

The template package was legally reviewed as of October 2, 2026, and takes into account the new Swedish rental regulations that entered into force on July 1, 2026, including the new Private Rental Act (2026:772).

Included – 6 files

• Lodger agreement 2026 – Word (DOCX)
• Lodger agreement 2026 – PDF
• Inventory & inspection appendix – Word (DOCX)
• Inventory & inspection appendix – PDF
• Deposit agreement & receipt – Word (DOCX)
• Deposit agreement & receipt – PDF

Designed specifically for actual lodgers

A lodger rents a specific part of the residence where the landlord continues to live. This differs from subletting, where the residence or a part of it is effectively handed over for independent use.

The template therefore contains clear fields for which room is being let, which common areas the lodger may use, and a specific indication of which legal framework applies.

New Private Rental Act from July 1, 2026

If the landlord is a natural person or an estate and is renting out a room in a home that the landlord owns or holds via a cooperative apartment (bostadsrätt) or freehold apartment (ägarlägenhet), the new Private Rental Act (2026:772) may be applicable. The law applies from July 1, 2026, and replaced the previous act on the letting of private homes for new agreements.

If, however, the landlord holds the home as a rental apartment (hyresrätt), the Private Rental Act does not apply. Instead, Chapter 12 of the Swedish Land Code serves as the basis. The package is therefore structured with two clear regulatory tracks so that the wrong legal framework is not mixed up.

Is permission required?

If you live in a rental apartment yourself and only rent out a part of it to an actual lodger, you generally do not need the landlord's permission. If the lodger is granted independent use of the home, however, the letting may be assessed as subletting, for which permission may be required.

For cooperative apartments (bostadsrätt), the owner may not accommodate outside persons if it could cause detriment to the housing association or any other member.

No automatic right to security of tenure

The Swedish courts state that an actual lodger does not have security of tenure. Therefore, a separate waiver of security of tenure is not normally required for a correct lodger situation. If the letting is in practice a sublease, the assessment may be different.

Rent is regulated differently depending on the property type

The template package does not use a simplified standard rate for rent. Which rules apply depends on how the landlord holds the home. In the case of private rentals according to the 2026 Private Rental Act, the Rent Tribunal can adjust a rent that is significantly higher than what is generally charged for comparable private rentals. If the landlord rents the home themselves, the Land Code's rental rules apply instead.

The lodger agreement regulates, among other things

• landlord and lodger
• address, room, and common areas
• property type and applicable regulatory track
• rental period and notice period
• rent and payment
• electricity, internet, furniture, and other costs
• deposit
• inventory and condition of the home
• smoking, pets, and guests
• house rules and disturbances
• damages and liability
• privacy and access to the rented room
• final inspection, keys, and moving out
• signatures

Inventory and inspection appendix

The appendix makes it possible to document the condition at both move-in and move-out. It contains fields for:

• keys, fobs, and digital access
• furniture and other inventory
• walls, floors, windows, doors, and locks
• lighting and electrical outlets
• storage and smoke detectors
• common areas
• photo documentation
• final inspection and any claims for compensation

Deposit agreement and receipt

The deposit is handled in a separate appendix so that it is clearly stated what the security covers and how the final settlement should be made. The template regulates, among other things:

• deposit amount and receipt
• what the deposit may be used for
• that the deposit is not automatically the final month's rent
• storage and any interest
• documented deductions
• repayment and final settlement
• handling of the undisputed portion

The deposit is described as a contractual security and not as an automatic penalty fee. Any deductions should be linked to a concrete and documented claim.

Legal basis

The template package has been prepared with consideration to, among other things:

• Private Rental Act (2026:772), in force since July 1, 2026
• Land Code (1970:994), Chapter 12 on rent
• Cooperative Housing Act (1991:614), specifically Chapter 7, Section 8
• current guidance from the Swedish courts and the Rent and Tenancy Tribunals

Who is the package for?

• tenants who live in the home themselves and rent out a room
• cooperative apartment owners who rent out a room in their own home
• owners of houses or freehold apartments who rent out a part of the home
• private individuals who want to clearly document deposits and inventory

Important

The template should only be used as a lodger agreement when the landlord actually continues to live there. If the lodger is granted the home or a part of it for independent use, the letting may instead be a sublease. In that case, other rules, permissions, and notice provisions may apply.

Format: Word (DOCX) + PDF
Language: Swedish
Jurisdiction: Sweden
Number of files: 6
Version: 1.0 – 2026-10-02

The templates are general documentation and do not replace individual legal advice. Always adjust rent, notice, deposit, property type, and other conditions according to the actual circumstances and check any statutes, house rules, and head agreements.