Landlords

Renting out a room in your house: how to do it safely

You can rent out a room in your house in Sweden without permission when you own the house and still live there yourself, and the person renting then becomes your lodger (inneboende). The rental follows the Private Rental Act (privatuthyrningslagen), so you agree on the rent, the lodger has no security of tenure and you both have three months’ notice. Write a written agreement, document the condition of the room and check with the Swedish Tax Agency (Skatteverket) what applies to the rental income.

Work out a reasonable rent for the room

Do you need permission to rent out a room in your house?

No, not if you own the house and live in it. Having a lodger does not count as subletting (renting out second hand, andrahand in Swedish), so you do not need to ask anyone. The same goes for a terraced house or an owner-occupied apartment (ägarlägenhet) that you own. If your terraced house is a tenant-owned home (bostadsrätt), you can also have a lodger without permission, but not more lodgers than the housing cooperative can reasonably be expected to accept.

If you no longer live in the house yourself, it is not a lodger arrangement any more, and you are renting out the house or part of it instead. You can read what applies then in the guide to renting out a house. If you have a separate part with its own entrance, such as a basement floor, you will find more in the guide to renting out a separate unit.

Having a lodger in your house: which rules apply?

A lodger rents a room in the house where you live yourself, and you usually share the kitchen, bathroom and hall. Since 1 July 2026, the Private Rental Act applies when you rent out part of your own home, and it gives you both clear rules.

• Agreement: The law does not require a written agreement, but both you and the lodger have the right to ask for one. A verbal agreement is also valid but hard to prove, so always write one.
• Notice: An agreement that runs until further notice can be ended by either of you with three months’ notice, to the turn of a month. Notice must be given in writing.
• Fixed-term agreement: It ends when the rental period is over, but the lodger can always end it with three months’ notice.
• Security of tenure: The lodger has no security of tenure (besittningsskydd), so once the agreement has ended correctly, they have to move out.

For more on how it works in practice, read our guide to renting out a room to a lodger.

How much rent can you charge for a room in your house?

You and the lodger agree on the rent, but it must not be significantly higher than what similar rooms are rented out for. If it is, the lodger can apply to the Rent Tribunal (hyresnämnden), which can lower the rent from the date of the application. You then pay back what you received in excess, with interest.

The rent must be a fixed amount, but electricity and heating can be charged based on actual consumption. State clearly what is included, for example electricity, internet, laundry and whether the room is furnished, so you avoid discussions later. With the rent calculator you can see what similar homes have been rented out for through Samtrygg, so you can set a reasonable rent from the start.

Do you pay tax when you rent out a room in your house?

Rental income from a room in your house can be taxable, and if so, you need to include it in your tax return. You can make deductions, so how much tax you pay depends on things like how much you charge and how long you rent out. The Swedish Tax Agency has a calculation tool where you can work out the figures for your own rental, and it is the Swedish Tax Agency that answers how the rules apply to you. You will find an overview in our tax guide for rentals.

What should the agreement say when you rent out a room?

The agreement should show who is renting out and who is renting, which room it concerns and which shared areas the lodger may use. Also write down the rent and what it includes, the rental period and the notice period. You will find more about what a lodger agreement should include in our guide.

Talk through everyday life before the lodger moves in, since you will be sharing a home. Agree on how you clean shared areas, how the kitchen and bathroom are shared, what applies to guests and when it should be quiet. When you rent out through Samtrygg, you record the condition of the room in an inspection report at move-in and move-out, and you also get an inventory list and a key receipt.

How do you find the right lodger?

Start with a clear listing. Describe the room and the shared areas, clean up and take photos in daylight and in landscape format, and be honest about what it is like to live with you. Say whether you want a social home or prefer that everyone keeps to themselves, so you find someone who fits.

Then meet at a viewing, so you both get a feel for whether living together will work. On Samtrygg, home seekers book a viewing directly in the listing, and they are verified and credit checked before the lease is signed. You always choose for yourself who gets to rent.

Why rent out your room through Samtrygg

Sharing your home with someone takes trust, and you want to feel safe about both the lodger and the payments. On Samtrygg you create a free listing, work out a reasonable rent with the rent calculator and choose for yourself who gets to rent. Before your listing is published, Samtrygg contacts you and helps you assess the rent.

The Safety Package is included free of charge for landlords:

• Rent guarantee for up to 12 months
• Rental insurance that covers damage a standard home insurance does not cover
• Verified home seekers and credit checks of tenants
• Standardised lease, written by Samtrygg’s lawyers
• Inspection report at move-in and move-out
• Legal advice
• Free marketing
• Personal service and help throughout the process

Samtrygg is the trusted marketplace for home rentals, so you and the lodger sign the agreement directly with each other. Behind the service is experience from more than 25,000 rentals.

Frequently asked questions about renting out a room in your house

Do I have to live in the house when I rent out a room?

Yes, for it to count as having a lodger. If you move out yourself, you are renting out the house or part of it instead, and the rules for renting out a house apply.

How do I end a lodger’s agreement in my house?

You give notice in writing. An agreement that runs until further notice has three months’ notice, counted to the turn of a month, and the lodger has no security of tenure. When the notice period has ended, they have to move out.

Can I rent out several rooms in my house?

Yes. Rooms in the home where you live yourself do not count towards the limit of two homes in the Private Rental Act. Just make sure each lodger has their own agreement and that you agree on how the shared areas are used.

Can I charge more if the room is furnished?

Yes, a furnished room is compared with other furnished rooms, and what is included affects what counts as a reasonable rent. The rent must still not be significantly higher than for similar rooms.

Does it cost anything to rent out a room through Samtrygg?

No. It is free for you as a landlord to list and rent out through Samtrygg, and the Safety Package is included free of charge for landlords.

Summary

You can rent out a room in your house without permission as long as you own the house and live there yourself. The Private Rental Act gives you three months’ notice and no security of tenure, and the rent must be reasonable compared with similar rooms. Write a clear agreement, agree on everyday life and check with the Swedish Tax Agency what applies to your rental income.

See what your room can be rented out for

Last updated 26 October 2026