Updated 8 October 2026
The Act on Residential Leases sets the rules for renting a flat in Finland. An amendment took effect on 1 October 2026. Most of the new rules also apply to leases signed earlier, and this guide notes where older leases keep the earlier wording.
Fixed-term or until further notice
A lease is either fixed-term (määräaikainen) or valid until further notice (toistaiseksi voimassa oleva). A fixed-term lease ends on its end date. A lease valid until further notice ends when one party gives notice.
A lease can also start as fixed-term and then continue until further notice. Notice can then end it at the earliest at the end of the fixed term.
The deposit
Most landlords ask for a deposit (vakuus). It covers all obligations under the lease unless agreed otherwise, and it can be at most three months' rent.
When the lease ends, the landlord returns the deposit within 14 days of the end of the lease, or of the handover of the flat if that comes later. A landlord who keeps part of it gives written notice within the same 14 days, with the reason and an estimate of the amount. The part kept can be at most the amount of the claim or the estimate.
Rent increases
The rent is what the lease says. A rent increase clause is valid when it states the basis for the increase, such as an index or a fixed percentage.
For leases signed on or after 1 October 2026, the landlord gives written notice of the increase, the new rent and the date it applies from. The new rent applies at the earliest from the start of the first rent period that begins one month after the notice. On request, the landlord explains free of charge how the new rent was calculated.
A tenant can ask the district court to assess whether the rent is reasonable. The lease is protected from the landlord's notice during the review.
Notice periods
A notice period runs from the last day of the calendar month in which notice is given.
- Tenant: one month.
- Landlord: three months, or four months when the tenancy has lasted at least two years without a break.
For leases signed before 1 October 2026, the landlord's notice period is three months, or six months when the tenancy has lasted at least one year. These periods protect the tenant whatever the lease says.
New rules from 1 October 2026
- Other residents. A tenant who shares the flat tells the landlord in writing how many people live there and, for adults, their names, dates of birth and contact details. Changes are reported without delay.
- Smoking. Smoking inside the flat, on its balcony and in its private outdoor areas needs the landlord's permission.
- Electronic notices. Notices can be sent electronically when both parties have agreed on the channel individually and in writing.
- Subletting while away. A tenant who lives elsewhere for a while because of work, studies or illness can let the whole flat to someone else for up to two years. The tenant tells the landlord in writing at least one month in advance.
See rents in your area
The map on Asumisvalinta shows rents for every postal code area in Finland. The comparison shows year by year how renting does against buying and right of occupancy.
Sources
- Act on Residential Leases 481/1995, Finlex.
- Act 531/2026 amending the Act on Residential Leases, Statute Book of Finland, 18 June 2026, read 8 October 2026.