Swedish Rental Contracts: What to Check Before Signing in 2025

Finding your perfect home in Sweden is an exhilarating part of the expat journey. You're picturing cozy evenings, mastering the art of fika, and embracing the balanced lagom lifestyle. But before you can settle in, you have to navigate one of the most notoriously tricky parts of Swedish life: the rental market. Let's be honest, it can feel like a maze of unfamiliar terms, long queues, and contracts that look like they're written in a secret code.

Fear not. As someone who's been through the wringer, I'm here to guide you. Getting the contract right is your single most important step to securing a safe and happy home. Rushing this can lead to headaches, lost deposits, and legal troubles. This guide will walk you through everything you need to check in a Swedish rental contract in 2025, ensuring you sign with confidence.

The Two Worlds of Swedish Rentals: First-Hand vs. Second-Hand

First, you need to understand the fundamental split in the Swedish rental market. The type of contract you get determines nearly everything about your rights and stability.

1. Förstahandskontrakt (First-Hand Contract)

This is the gold standard of renting in Sweden. You're renting directly from the property owner (a large housing company like Stockholmshem or a private landlord). These contracts are almost always indefinite (tillsvidare) and come with incredibly strong tenant rights, including besittningsskydd, or security of tenure. This means it's extremely difficult for a landlord to evict you without just cause.

The catch? They are incredibly hard to get, especially in major cities. Most are distributed through municipal housing queues (bostadskö), where wait times can stretch from 5 to 20 years.

2. Andrahandskontrakt (Second-Hand Contract)

This is the reality for most expats and newcomers. You are subletting an apartment from someone who holds the first-hand contract or from someone who owns their apartment (a bostadsrätt). These are fixed-term contracts, typically for one year, with a possibility of extension.

While more accessible, they offer less security and are where most scams and disputes occur. It is perfectly legal and common, but you need to be extra vigilant.

Here’s a quick breakdown of the key differences:

Decoding Your Hyreskontrakt: The Ultimate Checklist for 2025

Whether you've landed a rare first-hand contract or a more common second-hand one, you must scrutinize every line. Grab a coffee, sit down, and check these points before your pen touches the paper.

1. The Parties Involved (Hyresvärd & Hyresgäst)

• Who are you renting from? The contract must clearly state the full name, address, and Swedish personal identity number (personnummer) or organization number of the landlord (hyresvärd). You are the hyresgäst (tenant).
• Is it a sublet? If it's an andrahandskontrakt, you MUST see written permission for the sublet from the building's housing association (Bostadsrättsföreningen - BRF) or the primary landlord. Without this, your contract is invalid, and you could be forced to move out with no notice. Do not accept verbal assurances. Ask for the official document, the tillstånd.

2. The Property Details (Lägenheten)

• Correct Address: Does it list the full, correct address?
• Apartment Number: Crucially, it must include the official four-digit lägenhetsnummer from the Swedish Tax Agency (Skatteverket), not just the number on the door. You'll need this to register your address.
• Size & Scope: The contract should specify the size in square meters (kvadratmeter, kvm) and what's included (e.g., a storage unit in the basement or attic, called a förråd).

3. Contract Type and Duration

• Indefinite (Tillsvidare) vs. Fixed-Term (Tidsbestämd): The contract must state which it is. A fixed-term contract will have a clear start and end date. An indefinite one continues until one party gives notice.
• Notice Period (Uppsägningstid): This is legally protected in Sweden (Hyreslagen).
  • For the tenant: You generally have a three-month notice period for a first-hand contract and a one-month notice period for a second-hand contract, regardless of what the contract says. You can always agree on a shorter period, but not a longer one.
  • For the landlord: Their notice period is a minimum of three months. For a fixed-term contract less than three months, specific rules apply.

4. The Rent (Hyra) and What It Includes

The monthly rent is called the hyra. But it's not always a single number.

• Cold Rent vs. Warm Rent (Kallhyra vs. Varmhyra): The contract must specify what’s included. Varmhyra typically includes heating (värme) and water (vatten). Kallhyra does not, and these costs are added on top.
• Utilities: What about electricity (el), internet (bredband), and TV? Often, electricity is a separate contract you must set up yourself with a provider. Internet may be included in the building's fee, but clarify this.
• "Reasonable Rent" Check: For a second-hand contract, the landlord is not allowed to charge whatever they want. The rent should be, at most, the primary tenant's rent plus a maximum of 15% if the apartment is furnished, plus the actual cost of any included utilities. You can get an estimate of a property's fair rent from the tenant's association, Hyresgästföreningen. If you suspect you're being overcharged, you can retroactively claim back the excess rent via the Rent and Tenancy Tribunal (Hyresnämnden).

5. The Deposit (Deposition)

• Amount: The standard deposit is one month's rent. Be wary of anyone asking for three months or more—it can be a red flag.
• Written Clause: The contract must state the exact deposit amount and the conditions for its full return (e.g., the apartment is returned in its original condition, minus normal wear and tear).
• Payment: Never pay the deposit in cash. Use a bank transfer so you have a digital paper trail. Ensure you get a signed receipt or confirmation of payment.

6. Condition of the Apartment & Inventory (Skick & Inventarielista)

• Inspection Protocol (Besiktning): Before you sign, do a thorough walkthrough. Document every single scratch, scuff mark, or broken fixture. Take date-stamped photos and videos. This is your proof against unfair claims on your deposit later. Both you and the landlord should sign an inspection protocol document.
• Inventory List (Inventarielista): If the apartment is furnished (möblerad), the contract must include a detailed list of every single item, from the sofa to the spoons. Check that everything on the list is present and note its condition. Both parties must sign this list.

7. House Rules (Ordningsregler)

Life in a Swedish apartment building is governed by rules. The contract will often reference the building's ordningsregler. Ask for a copy. Common rules include:

• Laundry Room (Tvättstuga): Strict booking schedules and cleaning protocols are the norm.
• Quiet Hours: Usually from 10 PM to 7 AM.
• Balcony Use: Rules about grilling or hanging laundry.
• Recycling (Sopsortering): Sweden takes recycling seriously. You'll need to know where and how to sort your waste.

The Money Talk: 2025 Rental Costs in Major Cities

The housing shortage keeps prices high. To know if you're getting a fair deal, it helps to know the current market rates. Based on data from late 2024 and early 2025, here are some benchmark figures for second-hand rentals.

Source: Aggregated data from major rental platforms like Blocket Bostad and Qasa, and reports from tenant associations. Prices can vary significantly based on exact location, building age, and condition.

Red Flags & Common Scams to Avoid

The desperation to find housing can make expats vulnerable. Watch out for these warning signs:

• Pressure to Act Fast: A legitimate landlord will allow you time to read the contract. High-pressure tactics are a major red flag.
• No In-Person Viewing: The landlord is "traveling" or "out of the country" and can't show you the apartment. They ask you to pay a deposit to "secure" it. Never, ever pay for an apartment you haven't seen in person.
• Vague or Simple Contracts: A proper Swedish rental contract is a detailed, multi-page document. A one-page contract with generic terms is highly suspicious.
• Requests for Large Upfront Payments: Asking for a large deposit plus several months' rent in advance is a common scam.
• Payment to a Foreign Bank Account: A huge red flag. Rent and deposits should be paid to a Swedish bank account.

Your Expat Toolkit: Essential Resources

You are not alone in this process. Sweden has excellent resources to protect tenants.

• Hyresgästföreningen (The Tenants' Association): For a small annual fee, you get access to free legal advice, contract reviews, and support in case of disputes. Joining them is one of the smartest things you can do as a renter in Sweden.
• Hyresnämnden (The Swedish Rent and Tenancy Tribunal): This is a free, court-like body that mediates and rules on rental disputes, from rent levels to evictions.
• Qasa and Blocket Bostad: These are the largest rental platforms. They offer services like verified landlords and secure payment systems that hold your deposit, reducing the risk of scams. It's often worth the small service fee for the peace of mind.

The Final Takeaway

Finding a place to live in Sweden can feel like a full-time job, but it’s a challenge you can overcome. Your rental contract is your shield. It protects your money, your rights, and your home. Take your time, read every word, and never be afraid to ask questions or walk away from a deal that doesn't feel right.

By understanding the difference between first-hand and second-hand contracts, meticulously checking every clause, and knowing the red flags, you're not just finding an apartment—you're laying the foundation for a secure and wonderful new life in Sweden. Welcome home