Question 1

How is fair rent calculated for a co-op apartment?

Accepted Answer

Fair rent for a co-op apartment (bostadsrätt) is based on two components: capital cost and operating cost. The capital cost is calculated as the property's market value multiplied by the Riksbank reference rate plus a reasonable surcharge (typically 2 percentage points), divided by 12 months. The operating cost is the monthly fee to the housing association. For furnished rentals, you may add a surcharge of up to 15%. Since 1 July 2026, the Rent Tribunal assesses fair rent for co-op apartments primarily by comparison with the rent for similar private rentals — the cost-based calculation serves as a guiding starting point.

Question 2

What is the Riksbank reference rate and why is it important?

Accepted Answer

The Riksbank reference rate is an interest rate set by Sweden's central bank (Riksbanken) every six months (1 January and 1 July). It is used as the basis for calculating the capital cost when subletting co-op apartments and houses. The Rent Tribunal (Hyresnämnden) uses the reference rate plus a reasonable surcharge (typically 2 percentage points) to determine what constitutes a reasonable return on the capital tied up in the property. The calculator uses 2.00%, valid until 2026-12-31.

Question 3

Can I charge more rent if I rent out furnished?

Accepted Answer

Yes, for furnished rentals you may add a surcharge of up to 15% of the base fair rent. The surcharge compensates for wear and tear on furniture and furnishings, and 15% is the upper limit in the Rent Tribunal's practice — it assumes a fully furnished home. If you provide only a few pieces of furniture, a lower surcharge is more reasonable. The surcharge applies regardless of whether you are subletting a rental apartment, co-op apartment or house.

Question 4

How is income from subletting taxed?

Accepted Answer

Rental income is taxed as capital income at 30%. You are entitled to a standard deduction of 40,000 SEK per property per tax year — so if the rental spans a year-end, you get the deduction for each of those years. In addition, you may deduct your own costs during the period (e.g. rent or fees you pay). When renting out a house, you instead receive an extra deduction of 20% of the rental income in addition to the standard deduction. Tax is only paid on the portion of income that exceeds the deductions.

Question 5

Do the same tax rules apply if I rent out a property I do not live in myself?

Accepted Answer

No, not necessarily. The 30% capital income tax rate and the 40,000 SEK standard deduction only apply to a privatbostad (private residence) — a property you use or have used as your own home. A property you have never lived in, used purely as an investment, is instead classified as a näringsfastighet (commercial property) or näringsbostadsrätt (commercial co-op unit). Rental income is then taxed as business income (näringsinkomst) rather than capital income, with different deduction rules and potentially a higher effective tax burden. If you are unsure how your situation is classified, we recommend contacting the Swedish Tax Agency (Skatteverket) or a tax adviser.

Question 6

What happens if I charge too much rent?

Accepted Answer

If the tenant considers the rent too high, they can turn to the Rent Tribunal (Hyresnämnden). The Tribunal can decide to lower the rent to a fair level. For rental apartments, the tenant may also be entitled to a refund of the excessive rent paid retroactively, up to 2 years (24 months) back in time. For co-op apartments and houses, retroactive repayment became possible on 1 July 2026 with the new Private Letting Act (2026:772) — previously the rent could only be lowered for future payments (see the question about the legal reform below).

Question 7

Can I charge for electricity and internet on top of the rent?

Accepted Answer

Yes, you may add actual costs for electricity, internet and other services used by the tenant. These costs must correspond to the actual expenses — you may not make a profit on these surcharges. The costs should be specified separately so it is clear what is included in the rent. If you rent out part of your home, charge for the tenant's share of the cost, not the whole household's.

Question 8

Do the same rules apply if I only rent out a room?

Accepted Answer

Yes, the same principles apply but the rent is calculated proportionally by area. For example, if you rent out a room of 20 m² in an apartment of 80 m², the rent is calculated based on 25% (20/80) of the total fair rent for the entire property. Additional costs such as electricity and internet are not split by area, however — there you charge for the share the tenant actually uses.

Question 9

Do I need permission to sublet?

Accepted Answer

Yes, as a rule you need permission. For rental apartments, you need the landlord's approval. The Rent Tribunal (Hyresnämnden) may grant permission if you have valid reasons, such as temporary work or studies in another city, extended stay abroad, illness or trial cohabitation. Trial cohabitation is an accepted reason and permission is normally granted for up to one year. For co-op apartments, you need the board's approval, and the Rent Tribunal can grant permission if the board refuses without valid grounds.

Question 10

How long may I sublet?

Accepted Answer

There is no fixed maximum limit in law, but permission is usually granted for a specific period. The Rent Tribunal normally grants permission for up to a couple of years at a time. The board of a housing association may have its own rules for the maximum rental period.

Question 11

Does my tenant have security of tenure?

Accepted Answer

It depends on which act governs the letting. When subletting a rental apartment, the subtenant gains security of tenure (besittningsskydd) if the tenancy lasts longer than two consecutive years (Chapter 12, § 45 of the Land Code). The protection can be waived, but the waiver must be set out in a separate document, distinct from the tenancy agreement, and as a rule requires the Rent Tribunal's approval (Chapter 12, § 45 a) — writing it into the contract is not enough. If you let a home you own, the Private Letting Act (2026:772) normally applies, and it gives the tenant no right to an extension of the agreement. But that act does not apply if you regularly let more than two homes or let for holiday purposes (Chapter 1, § 3). The Rent Act then applies instead, and the two-year rule above applies to your co-op apartment or house as well.

Question 12

What does the new private rental law in force from 1 July 2026 mean?

Accepted Answer

Parliament adopted Proposition 2025/26:187 "A more flexible rental market" on 20 May 2026. On 1 July 2026 the Act (2012:978) on renting out your own home was repealed and replaced by a new Private Letting Act (2026:772). The old act still governs agreements entered into before that date. The main changes are: (1) Retroactive repayment of excessive rent is now possible for co-op apartments and houses — if the Rent Tribunal lowers the rent for a past period, the landlord must repay the excess rent charged, plus interest (Chapter 2, § 6). Previously, for these housing types the rent could only be lowered for the future. (2) Rent-setting has become freer — parties may more freely 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 (Chapter 2, § 5). (3) The notice period is now three months for both parties (Chapter 6, §§ 1–2); previously the tenant had one month. The landlord can no longer terminate a fixed-term agreement early except on the specific grounds listed in the act. (4) The act can now cover up to two let homes — it does not apply if you regularly let more than two homes, hold the home under a tenancy of your own, or let it for holiday purposes (Chapter 1, § 3). Previously the act applied only to the first home let out.

Question 13

Is the calculated rent binding?

Accepted Answer

No, the calculation provided by the calculator is for guidance only and is based on current regulations and practice. The Rent Tribunal (Hyresnämnden) always makes an individual assessment in the event of a review. Factors such as the property's location, standard and condition may affect the assessment. For a binding decision, you should contact the Rent Tribunal or a lawyer.

Frequently asked questions about subletting rent

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