Landlords Tenants

What should a tenancy agreement include? A guide to rental agreements and subletting contracts

What should a sublet agreement include?

A sublet agreement should state who is renting out and who is renting, which home it covers, the rent and what it includes, how long the agreement runs and the notice period. It should also cover any deposit, furniture, house rules and how the condition of the home is documented at move-in and move-out. Which law applies depends on whether you rent out a tenant-owned apartment, a house or a rental apartment.

Work out a reasonable rent for your home with the rent calculator

What a sublet agreement should include

A sublet agreement should include everything you and your tenant agree on, so you can both go back to it if anything is unclear. Subletting (renting second hand, andrahand in Swedish) means renting out a home you own or rent yourself. Go through these points before you sign:

• The parties: names, personal identity numbers and contact details for landlord and tenant.
• The home: address, type of home, number of rooms and whether it is furnished.
• The rent: the monthly amount, what it includes (such as electricity, heating, broadband or parking) 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 pets, smoking, lodgers and who is responsible for what.
• Documents: inspection report, inventory list and key receipt.

The clearer the agreement is from the start, the fewer questions come up later. The inspection report is especially useful, since it shows what the home looked like when the tenant moved in.

Which law applies to your lease?

The law that applies depends on the home you rent out. If you are a private person renting out your tenant-owned apartment (bostadsrätt), house, owner-occupied apartment or part of your own home, the Private Rental Act (privatuthyrningslagen) 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 sublet your rental apartment (hyresrätt), the Tenancy Act in the Swedish Land Code (jordabalken) applies instead. It also applies if you regularly rent out more than two homes that are not part of your own home. The Private Rental Act does not apply to holiday lettings either, such as a summer house rented out for vacations.

The rent in the agreement

The rent must be stated as a fixed amount. In a private rental you and your tenant 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.

The rent is also protected against being too high. If it is significantly higher than what similar homes normally cost, the tenant 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.

If you sublet a rental apartment, the rent must be reasonable. In practice the Rent Tribunal starts from the rent you pay yourself, with a reasonable addition if the home is furnished or if, for example, electricity is included.

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, so you get a solid starting point.

Rental period and notice

The rental period and the notice period decide when the agreement ends, so they should always be clear. In a private rental:

• An agreement that runs until further notice can be terminated by you or the tenant with three months’ notice, to the end of a month.
• A fixed-term agreement ends when the period runs out, without notice. The tenant can still always terminate it with three months’ notice.
• Notice must be given in writing. The tenant may give notice orally if you confirm it in writing.
• The tenant has no security of tenure, meaning no right to stay once the agreement has ended correctly.

You can terminate early if the tenant seriously breaches the agreement, for example if the rent is more than two weeks late, the home is sublet without permission or there are serious disturbances. 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. When you sublet a rental apartment, an agreement until further notice also has three months’ notice, and the subtenant has no security of tenure for the first two consecutive years.

Agreements for apartments and houses

If you own a tenant-owned apartment, you need the housing association’s consent. If the board says no, the Rent Tribunal can grant permission if there are reasons and the association has no justified reason to refuse. Since 1 July 2026, previous subletting only counts against you if it has been extensive, so you can rent out for longer periods than before.

If you have a rental apartment, you need your landlord’s consent. If the landlord says no, the Rent Tribunal can grant permission if you have considerable reasons, such as studies or work in another town, and the landlord has no justified reason to refuse. The permission is for a set period. Subletting without consent or permission puts your tenant-owned or rental apartment at risk.

A house you own needs no approval from an association or landlord. Make sure the agreement says who handles the garden, snow clearing and waste, and how electricity, heating and water are paid.

Template or ready-made lease?

Many people look for a template, but a template has to fit both your home and the right law to work. When you rent out through Samtrygg you don’t need one. You and your tenant 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, and you also get an inspection report, an inventory list and a key receipt.

What the tenant should check in the agreement

As a tenant, check that the agreement matches what you have agreed before you sign. Look especially at the rent and what it includes, the rental and notice periods, that the association or landlord has approved the sublet if it is a tenant-owned or rental apartment, and that the condition of the home is recorded in an inspection report at move-in. If the rent is significantly higher than for similar homes, you can apply to the Rent Tribunal.

Why rent out through Samtrygg

When you rent out through Samtrygg you don’t have to write the lease yourself, and you get help throughout the rental. 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, so you know who you are signing with.

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 lease is signed directly between you and your tenant. Read more about how to rent out your apartment through Samtrygg.

Frequently asked questions about sublet agreements

How do I write a lease privately?

You and your tenant agree on rent, rental period and terms, and write it all down in an agreement you both sign. Start from the law that applies to your home, so that the notice period is right. Record the condition of the home at move-in too.

What applies to a fixed-term agreement?

In a private rental, a fixed-term agreement ends when the period runs out, without anyone giving notice. The tenant can still always terminate it with three months’ notice. The landlord can only terminate early after a serious breach, for example rent that is more than two weeks late.

Can the tenant have a lodger?

In a private rental, the tenant needs your consent to have a lodger if the home is part of your own home. Write down what applies in the agreement to avoid misunderstandings later.

Does the agreement need a deposit?

The law sets no limit on deposits, so it is up to the parties. 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.

Summary

A good sublet agreement clearly states who rents out and who rents, which home it covers, the rent, how long it runs and how it ends. The law that applies depends on the home, so start there. Rent out through Samtrygg and you get a ready lease, digital signing and the Safety Package, included free of charge for landlords.

See what rent you can charge and get started with your listing

Last updated 22 October 2026