Rent regulation 2026: what landlords and tenants need to know

Rent regulation is one of the topics that create the most uncertainty in Danish tenancies. When may the landlord raise the rent? By how much can it rise? And what can you do if you think your rent is too high?

In this guide we review the applicable rules on rent regulation, explain the key concepts and give concrete advice to both landlords and tenants.

What is rent regulation?

Rent regulation is the statutory limits that set the framework for how high the rent may be in private rental housing. The purpose is to protect tenants against unreasonably high rent and to ensure a balance between the landlord's earnings and the tenant's need for affordable housing.

The rules are found in the Rent Act (lejeloven) and in the Housing Conditions Act (lov om boligforhold). In the tenancy reform of 1 July 2022, the former Rent Act and Housing Regulation Act were merged into these two laws. The Housing Regulation Act (boligreguleringsloven) therefore no longer exists as a separate law, but the rules on, among other things, regulated municipalities, cost-based rent and substantially improved properties live on in the new Rent Act.

Which rules apply to your tenancy depends on several factors: which municipality the property is in, when the building was constructed, and whether the property has been substantially renovated.

Regulated vs. unregulated municipalities

One of the most important distinctions is the difference between regulated and unregulated municipalities.

Regulated municipalities

In regulated municipalities (municipalities that have decided on housing regulation), the rent in older buildings is as a rule set on the principle of cost-based rent, that is, the actual costs of running the building plus a reasonable return.

Most larger municipalities are regulated, including København, Aarhus, Odense, Aalborg and Frederiksberg and many suburban municipalities.

Who is covered by the cost-based regulation?

• Buildings constructed before 1992 with a certain number of residential units

Who is as a rule exempt?

• Buildings taken into use after 31 December 1991: here free rent-setting as a rule applies
• Smaller buildings (småhuse) can in some cases set the rent by the value of the leased property

Unregulated municipalities

In unregulated municipalities the ordinary rules of the Rent Act apply. Here the rent is set by the principle of the value of the leased property, that is, what similar properties in the area are typically let for. Landlords in unregulated municipalities generally have a freer hand in setting the rent.

How do you find out whether your municipality is regulated?

You can contact your municipality or the local rent tribunal, which can tell you which rules apply to your tenancy.

The rules on rent increases

Whether the property is in a regulated or unregulated municipality, there are specific rules for when and how the landlord can increase the rent.

Notice of a rent increase

A rent increase by the value of the leased property must be given in writing with at least 3 months' notice. The notice must contain:

• The new rent
• A reason for the increase
• Information that the tenant can object within 6 weeks

If the landlord does not comply with the formal requirements, the notice is invalid, and the tenant is not obliged to pay the increased rent.

Rent increase by the net price index

A common form of regulation is by the net price index. This requires it to be agreed in the tenancy that the rent can be adjusted annually by the development in the net price index (published by Statistics Denmark).

If the net price index rose by, for example, around 2.1%, a landlord with a net-price-index clause can increase the rent accordingly.

Example:

• Rent: DKK 8,000/month
• Adjustment: 2.1%
• New rent: about DKK 8,168/month

Note that net-price-index adjustment can only be agreed for future rent increases. The landlord cannot claim back-payment for periods in which the adjustment was not carried out.

Rent increase to the value of the leased property

In unregulated municipalities and for certain properties in regulated municipalities, the landlord can give notice of a rent increase to the value of the leased property. This requires, among other things:

• That the rent is significantly lower than the value of the leased property
• Written notice with 3 months' notice
• Documentation of comparable properties

Rent increase for improvements

The landlord can also increase the rent if improvements have been made to the property, that is, changes that increase the property's value. Typical improvements are a new kitchen or bathroom, new energy-efficient windows, a balcony or additional insulation. The increase must be proportionate to the cost of the improvement and must be given in writing.

Special rules for newer and renovated properties

Properties in buildings taken into use after 1991

For properties in buildings taken into use after 31 December 1991, free rent-setting as a rule applies. It is, however, still possible for the tenant to bring the rent before the rent tribunal if it is significantly higher than the value of the leased property.

Substantially modernised properties

In regulated municipalities, the landlord can set the rent by the value of the leased property (instead of cost-based rent) if the property is substantially modernised. The conditions include:

• That the improvements exceed an annually adjusted threshold (calculated either per m² or per unit; in 2026 in the order of about DKK 2,500 per m² or around DKK 275,000 per unit, but check the current rate)
• That the property appears substantially modernised

The rule has been the subject of political debate, because it lets landlords set a higher rent by investing in renovation.

What can you do if your rent is too high?

As a tenant you have several options if you think your rent is unreasonable:

1. Contact your landlord

Start with a dialogue. Ask for documentation of the rent-setting. Many disputes can be resolved without involving the authorities.

2. Bring the case before the rent tribunal

If the dialogue does not lead to a solution, you can complain to the rent tribunal in your municipality. The tribunal can assess whether the rent exceeds the value of the leased property or the cost-based level, reduce the rent if it is too high, and order the landlord to repay overpaid rent.

The fee for bringing a case is DKK 367 (2026). You can as a rule have the level of the rent assessed regardless of when in the tenancy you apply.

3. Contact a tenants' association

If you are a member of a tenants' association, it can help assess your case and possibly represent you before the rent tribunal.

Rent regulation and the deposit

Under the Rent Act, the deposit and prepaid rent are capped:

• Deposit: at most the equivalent of 3 months' rent
• Prepaid rent: at most the equivalent of 3 months' rent

The basis of calculation is the agreed monthly rent. If the rent is later increased, the deposit is not automatically adjusted; the landlord must then give separate notice. A tenant who has paid too high a deposit can demand the surplus back and possibly complain to the rent tribunal.

The landlord's rights and duties

Rights

• The right to a rent increase on rising operating costs, improvements or net-price-index adjustment
• The right as a rule to set the rent freely for properties in buildings taken into use after 1991
• The right to increase the rent to the value of the leased property where the conditions are met

Duties

• Correct, written notice with at least 3 months' notice on an increase by the value of the leased property
• A proper reason
• The opportunity for the tenant to object
• Documentation of the basis for the increase

Consequences of mistakes

If the landlord does not comply with the formal requirements, the notice is invalid. The tenant can refuse to pay the increase, the landlord must give notice again, and in the worst case the rent tribunal can reduce the rent and order repayment.

Key figures for rent regulation in 2026

Parameter	Amount or value (2026)
Rent tribunal fee	DKK 367
Maximum deposit	3 months' rent
Maximum prepaid rent	3 months' rent
Threshold for substantial improvement per m²	Adjusted annually (in the order of about DKK 2,500)
Threshold for substantial improvement per unit	Adjusted annually (in the order of about DKK 275,000)

The thresholds are adjusted annually, so always check the current rate.

About termination

The rules on termination are not directly connected to rent regulation, but are worth knowing:

• The tenant's termination: a tenant can as a rule terminate a residential tenancy with 3 months' notice (shorter for a single room).
• The landlord's termination: a landlord cannot freely terminate a residential flat. It requires one of the special grounds the law lists (for example that the landlord will occupy the home themselves), and a long notice period often applies.

Practical examples

Example 1: net-price-index adjustment

A tenant pays DKK 9,500/month and has a net-price-index clause in the contract. If the index rises by 2.1%, the rent can be adjusted to around DKK 9,700/month. This is lawful and does not require the rent tribunal's approval, but the landlord must still give written notice.

Example 2: an increase in a regulated property

A property company lets a flat in a building from before 1992 in a regulated municipality. The rent is cost-based. The company gives notice of an increase citing higher operating costs. The tenant can ask for documentation and possibly complain to the rent tribunal if the increase cannot be documented.

Example 3: a newly built flat

A flat in a building taken into use in 2020 is let for DKK 14,500/month. As the building was taken into use after 1991, free rent-setting applies. The tenant cannot demand the rent be reduced to cost-based rent but can still bring the case if the rent is assessed to be significantly above the value of the leased property.

Frequently asked questions

Can the landlord increase the rent without notice?

No. A rent increase by the value of the leased property must be given in writing with at least 3 months' notice and must contain the new rent, a reason and information about the right to object. An increase without correct notice is invalid.

What do I do if I think my rent is too high?

You can bring the case before the rent tribunal in your municipality. It costs DKK 367. The tribunal assesses whether the rent exceeds the value of the leased property and can reduce it. You can also contact a tenants' association.

Does rent regulation apply to commercial leases?

No. The rules only apply to private rental housing. Commercial leases are governed by the Commercial Lease Act.

Can the tenancy contain a clause that the rent cannot be brought before the rent tribunal?

No. Such a clause is invalid. The tenant's right to bring the rent before the tribunal cannot be departed from by agreement to the tenant's detriment.

Can the landlord terminate me because I complain to the rent tribunal?

No. A termination that is really based on the tenant having used their rights will not be fair. You are protected against reprisals for using your statutory rights.

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The content of this article is for guidance only and does not constitute legal advice. The rules on rent regulation can vary depending on the type of property and location. Consult a lawyer for advice on your specific situation.