Excessive rent — What to do if the rent is too high?
If you are paying more in sublet rent than what is considered fair, you may be entitled to a rent reduction. Since 1 July 2026, you may also be entitled to get money back retroactively regardless of housing type. Here we explain the rules.
What is excessive rent?
Excessive rent occurs when the subtenant pays more in rent than what is deemed fair. Which rules apply depends on which act governs the letting: the Tenancy Act (Chapter 12 of the Land Code) where the person letting the home holds it under a tenancy of their own, and the Private Letting Act (2026:772) where the person letting the home owns it. The Private Letting Act does not apply, however, if the landlord regularly lets more than two homes or lets for holiday purposes — the Tenancy Act then applies even to a co-op apartment or house (Chapter 1, § 3).
It is important to understand that fair rent is not the same as market rent. High demand for housing does not give the landlord the right to charge rent exceeding the regulations.
How do you know if you are paying excessive rent?
Use our calculator to determine what is considered fair rent for the property you are renting. If the rent you pay exceeds the calculated amount, it may be excessive rent.
Keep in mind that the calculator provides an estimate. The Rent Tribunal always makes an individual assessment where factors such as the property's location, standard, condition and equipment play a role.
What to do if you suspect excessive rent
1. Document everything
Save rental contracts, receipts and proof of payments. Also document the property's condition and equipment.
2. Contact the landlord
First try talking to your landlord. Show a calculation of fair rent if possible. Often the issue can be resolved through dialogue.
3. Apply to the Rent Tribunal
If dialogue does not help, you can apply for a review at the Rent Tribunal. It is free of charge and you usually do not need a legal representative.
- Determine fair rent for the future
- Decide on repayment of excess rent
- Lower the rent (for all housing types)
Repayment and rent reduction
The rules for what you can claim differ depending on the housing type:
For rental apartments
If you have paid excessive rent for a rental apartment, the Rent Tribunal can decide that the landlord must repay money to you retroactively for up to 2 years (24 months). The Tribunal can also decide to lower the rent for the future.
For co-op apartments and houses
Since 1 July 2026, the Rent Tribunal can also order retroactive repayment of excess rent for co-op apartments and houses, plus interest — the amount is determined by the Tribunal. Previously, for these housing types the rent could only be lowered for future payments (from the date of application), with no possibility of repayment. The Tribunal can of course still decide to lower the rent for the future.
Legal reform from 1 July 2026
Parliament adopted Proposition 2025/26:187 "A more flexible rental market" on 20 May 2026; it is in force from 1 July 2026. Since that date, for co-op apartments and houses the Rent Tribunal can also lower the rent for a past period and order the landlord to repay the excess rent charged, plus interest. The rent-setting rules have also changed: parties are given more freedom to agree on the rent level, but the Rent Tribunal can still reduce a rent that is substantially higher than the rent for comparable private rentals. The old Act (2012:978) on renting out your own home was repealed at the same time and replaced by a new Private Letting Act (2026:772), which governs agreements entered into from 1 July 2026 — older agreements still follow the 2012 act. The new act covers natural persons and estates, but does not apply if the landlord regularly lets more than two homes, holds the home under a tenancy, or lets it for holiday purposes (Chapter 1, § 3). Previously the law applied only to the first home let out. The notice period is now three months for both parties (Chapter 6, §§ 1–2); previously the tenant had one month.
Penalties for excessive rent
Since 1 October 2019, subletting a rental apartment without permission while also charging rent that is not fair is a criminal offence. The penalty is fines or imprisonment for up to two years, and for aggravated offences imprisonment for between six months and four years (Chapter 12, § 65 c of the Swedish Land Code, jordabalken).
Prevent problems
If you are subletting, use our calculator to ensure the rent is fair. This creates security for both you and your tenant.