Landlords

Lodger agreement: what should it include?

A lodger agreement is the lease between you and the person renting a room in the home where you live yourself. It should state who is renting out and who is renting, which room and shared areas are included, the rent and what it covers, the rental period and notice, and the rules for living together. If you rent out part of your tenant-owned apartment (bostadsrätt), house or owner-occupied apartment, the agreement follows the Private Rental Act (privatuthyrningslagen).

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What a lodger agreement should include

A lodger agreement should include everything you and your lodger agree on, so you can both go back to it if anything is unclear. Since you share a home, one point needs extra care: what belongs to the lodger and what is shared. Go through these points before you sign:

• The parties: names, personal identity numbers and contact details for you and your lodger.
• The room and shared areas: which room is rented out, whether it is furnished and which parts of the home the lodger may use, such as kitchen, bathroom, laundry room and storage.
• The rent: the monthly amount, what it includes (such as electricity, heating and broadband) and when and how it is paid.
• The rental period: start date and whether the agreement runs until further notice or until a set date.
• Termination: the notice period and how notice must be given.
• Deposit or guarantor, if you use either.
• House rules: for example guests, smoking, pets and cleaning.
• Documents: inspection report, inventory list and key receipt.

Most points are the same as in any lease, but the room and the shared areas are what most often becomes unclear when you live together. More general tips are in the guide What should a lease include?

Which law applies to a lodger agreement?

The law that applies depends on how you live yourself. If you own your home, such as a tenant-owned apartment, a house or an owner-occupied apartment, and rent out part of it, the Private Rental Act applies to agreements signed from 1 July 2026. Agreements signed before then still follow the old act on renting out your own home.

If you have a rental apartment (hyresrätt) yourself, the Private Rental Act does not apply. The Tenancy Act in the Swedish Land Code (jordabalken) applies instead, so the rules in this article do not always fit. Find out what applies to your rental before you sign.

Having a lodger is not the same as subletting (renting second hand, andrahand in Swedish) and needs no permission from the housing association or landlord. But you cannot have more lodgers than the association or landlord can reasonably be expected to accept. Read more about what counts as a lodger, and if you have a house, about lodgers in a house.

The rent in the agreement

The rent must be stated as a fixed amount. In a private rental you and your lodger agree on the rent, but electricity and heating can be charged by actual use, and the rent can be index-linked if you have agreed on it.

There is also protection against rent that is too high. If the rent is significantly higher than what similar homes normally cost, your lodger can apply to the Rent Tribunal (hyresnämnden). The tribunal can lower the rent from the date of the application, and you then pay back what was overpaid, with interest.

To find a reasonable level, use the rent calculator. It is based on completed rentals of similar homes through Samtrygg, using only those that are relevant to today’s rent levels. More tips on setting the rent are in the guide to renting out a room.

Rental income can be taxable, but you can make deductions. The Swedish Tax Agency (Skatteverket) has a calculation tool, and our tax guide explains how it works.

Rental period and notice

The rental period and notice decide when the agreement ends, so write them clearly. In a private rental:

• An agreement that runs until further notice can be terminated by you or your lodger with three months’ notice, to the end of a month.
• A fixed-term agreement ends when the period runs out, without notice. Your lodger can still always terminate it with three months’ notice.
• Notice must be given in writing. Your lodger may give notice orally if you confirm it in writing.
• You can terminate early after a serious breach, for example if the rent is more than two weeks late, the room is sublet without permission or there are serious disturbances.

Your lodger has no security of tenure, meaning no right to stay once the agreement has ended correctly. The law sets no maximum rental period. Samtrygg focuses on long-term rentals of six months or more, but shorter rentals are possible, with a minimum of two months. If you have a rental apartment, other rules may apply.

House rules for living together

When you share a kitchen and bathroom, the everyday rules decide whether it works. Put them in the agreement so you don’t have to discuss the same things again and again. Good things to agree on:

• cleaning of shared areas and how you take turns
• guests and overnight stays
• smoking, pets and quiet hours
• how you share the fridge, storage and household supplies
• keys and whether the room can be locked

In a private rental, your lodger needs your consent to take in a lodger of their own, since the room is part of your own home. It is worth writing that down too. Also check how insurance works when you live together, read more about home insurance for lodgers.

A ready-made agreement instead of a template

Many people look for a template, but a template has to fit both the rental and the right law to work. An older template may be based on the law that applied before 1 July 2026.

When you rent out through Samtrygg you don’t need a template. You and your lodger sign a standardised lease, written by Samtrygg’s lawyers, directly with each other, and it is included in the service. The lease is signed digitally. You also record the condition of the room in an inspection report at move-in and move-out and get an inventory list and a key receipt.

Why rent out your room through Samtrygg

Rent out your room through Samtrygg and you don’t have to write the agreement yourself, and you get help all the way from listing to move-out. You create a free listing, work out a reasonable rent with the rent calculator and always choose your tenant yourself. Home seekers are verified and credit checked before the lease is signed, which matters even more when the person will live in your home.

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, with experience from more than 25,000 rentals. The agreement is signed directly between you and your lodger.

Frequently asked questions about lodger agreements

Can a lodger agreement be for a fixed term?

Yes, in a private rental you can agree that the agreement runs until a set date. It then ends on its own when the period is over. Your lodger still has the right to terminate early with three months’ notice.

What if the lodger doesn’t pay the rent?

Rent that is more than two weeks late is an example of a serious breach in a private rental, and you can then terminate the agreement early. When you rent out through Samtrygg, the Safety Package includes a rent guarantee for up to 12 months. If you disagree, you can turn to the Rent Tribunal or get legal advice.

Can I ask a lodger for a deposit?

The law sets no limit on deposits, so it is up to you whether and how a deposit is used. When you rent out through Samtrygg, tenants have the option to rent without a deposit. Otherwise a guarantor or a deposit is used, and Samtrygg holds any deposit for the whole rental period.

Should the furniture be listed in the agreement?

Yes, if the room is furnished it is a good idea to say so in the agreement and list the furniture in an inventory list. That makes it easy to see what belonged to the room when your lodger moves out. An inspection report also shows what the room looked like at move-in.

Who signs the lodger agreement?

You and the person who will live in the room sign it, since the agreement is made directly between you. Each party should keep a copy. When you rent out through Samtrygg the agreement is signed digitally, wherever you are.

Summary

A good lodger agreement shows who is renting, which room and shared areas are included, the rent, how long the agreement runs and how it ends. Since you share everyday life, the house rules matter as much as the rent. Rent out through Samtrygg and you get a ready lease, digital signing and the Safety Package, included free of charge for landlords.

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Last updated 22 October 2026