House rules for rentals

House rules (husorden) are an important tool for landlords. They set the rules for how residents use the property and relate to each other. But what may the house rules contain? When are they binding on tenants? And what happens if a tenant repeatedly breaches them?

This guide reviews what you, as landlord or tenant, should know about house rules.

What are house rules?

House rules are a set of rules for residents' conduct and use of the property's common areas and facilities. They supplement the tenancy agreement and set practical rules for, among other things:

• Noise and quiet hours
• Use of common areas (stairs, basement, courtyard)
• Waste handling
• Pets
• Parking
• Smoking
• Use of the laundry and drying room

House rules are part of the framework of the tenancy, but they cannot depart from the mandatory rules of the Rent Act to the tenant's detriment.

When are house rules binding on the tenant?

House rules are as a rule binding on the tenant if one of these two conditions is met:

1. The house rules are part of the tenancy agreement. If the house rules are attached as an appendix to the agreement and the tenant has signed the agreement with the appendix, the house rules are binding from the start.

2. The tenant has been informed of new or changed house rules. A landlord can set and change reasonable house rules during an ongoing tenancy. The change must be communicated in writing and with reasonable notice (in practice around 3 months is often used). Changes that significantly worsen the tenant's terms cannot, however, simply be imposed unilaterally and may require the tenant's consent.

What may the house rules contain?

The house rules must stay within what is reasonable and proper. They may, among other things, contain:

Noise and quiet hours

Set quiet hours, for example:

• Weekdays: quiet from 22:00 to 07:00
• Weekends: quiet from 23:00 to 09:00

Rules that noisy activities (for example music or a party) are announced to the neighbours in advance are typically acceptable.

Common areas

Rules on cleaning stairs and hallways, using bicycle parking, leaving things in common areas and access to basements and lofts.

Waste

Rules for sorting and placing waste are lawful and important, especially where the municipality requires waste sorting.

Pets

House rules or a tenancy agreement can prohibit pets or set conditions for keeping them. Such a ban is as a rule binding on the tenant. In practice, small caged or aquarium animals kept in the home without nuisance to others are, however, often treated more leniently.

Smoking

A ban on smoking in common areas is binding. A ban on smoking inside the flat itself is only binding if it is clearly agreed when the tenancy is concluded.

What may the house rules not contain?

The house rules must not:

• Impose requirements that conflict with the mandatory rules of the Rent Act
• Contain discriminatory rules (for example based on nationality, religion or disability)
• Impose unreasonable limits on the normal use of the home itself
• Contain sanctions for which the law provides no basis

Consequences of breaching the house rules

If a tenant repeatedly breaches the house rules, the landlord can escalate the response:

Step 1: a written warning. Send a written warning describing the breach and requiring it to stop. Keep a copy.

Step 2: a renewed warning. If the breach is repeated, give another written warning stating that continued breaches can lead to the tenancy being terminated.

Step 3: termination of the tenancy. If the tenant continues with repeated or serious breaches after a warning, the landlord can terminate the tenancy. This requires, among other things:

• Documentation of the breaches
• That a written warning was given beforehand
• That the breach is sufficiently serious or repeated

Termination is a serious step, and the courts require clear documentation.

An example of good house rules

Well-functioning house rules typically cover:

Noise: quiet hours, limiting noisy work to daytime and announcing parties.

Common areas: a ban on leaving bicycles and prams in stairwells, a cleaning rota for the stairwell and rules for the courtyard and any shared barbecue.

Waste: sorting rules for the local bins and a ban on leaving waste outside the bins.

Technical installations: rules for using the laundry (booking, cleaning after use) and for ventilation.

Pets and smoking: a clear statement of the rules.

Entrance and security: rules on locking the front door and on not letting strangers into the building.

House rules in cooperative and owner associations

Cooperative housing associations and owner associations often have house rules adopted at the general meeting. Here the house rules bind the members, and a tenant to whom a member has let their home must also observe the association's house rules.

Good advice for landlords

1. Always attach the house rules as an appendix to the tenancy agreement, and have the tenant acknowledge receipt.
2. Be precise and concrete. Vague rules are hard to enforce.
3. Keep the house rules updated, and give notice of changes in good time and in writing.
4. Document breaches. Keep written correspondence and any statements from neighbours.
5. Have a clear escalation process from warning to termination.

Frequently asked questions about house rules

Can the landlord introduce new house rules during the tenancy?

Yes, a landlord can introduce and change reasonable house rules with reasonable, written notice. Changes that significantly worsen the tenant's terms cannot, however, simply be imposed unilaterally.

What happens if the tenant refuses to observe the house rules?

Document the breaches and follow the escalation process: a warning, a renewed warning and, if it continues, termination. A case can end up at the rent tribunal or the courts.

Are the house rules binding if the tenant has not been given them?

Only rules the tenant has been made aware of and had the chance to adapt to can be enforced.

Can the tenant complain about the house rules?

Yes. The tenant can bring the question before the rent tribunal if rules are unreasonable or conflict with tenancy law. The tribunal can set aside unlawful provisions.

What is a reasonable quiet hour?

There is no fixed statutory quiet hour in the Rent Act, but in practice 22:00 to 07:00 on weekdays is often used. Neighbours can complain about noise during this period.

Conclusion

Clear, reasonable and legally robust house rules are one of the most effective ways to prevent conflicts in rental properties. Attach them as an appendix to the tenancy agreement from the start, and update them with correct notice. The more precise the house rules are, the easier they are to enforce.

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The content of this article is for guidance only and does not constitute legal advice. Consult a commercial lawyer for advice on your specific situation.