How do rental contracts and deposits work in Sweden in 2026?

A förstahandskontrakt is a direct lease with the property owner or housing company. It is commonly open-ended. Besittningsskydd makes it hard for the landlord to end the tenancy without legal grounds such as serious breach. Notice periods are often three months in ordinary residential cases, but always read the signed text and Hyresgästföreningen guidance for your situation.

Rent for much of the first-hand stock is shaped by bruksvärde (utility-value) comparisons and yearly negotiations between landlords and tenant associations rather than by an open auction each month. That negotiation culture is why a long-queue home can cost less than a fresh andrahand ask nearby. If a rent increase feels unreasonable, Hyresgästföreningen and Hyresnämnden (the regional rent tribunal) are the practical next stops, not a private WhatsApp argument.

An andrahandskontrakt is a sublet from a first-hand tenant or from a person who holds a bostadsrätt (tenant-ownership / co-op apartment). It is usually fixed-term. The primary tenant or owner must hold written permission to sublet; without it, your position is fragile even if you paid on time. Konsumentverket (Swedish Consumer Agency) explains that for a second-hand hyresrätt the first-hand tenant is your landlord for day-to-day claims.

Deposition appears more often on second-hand and private lets than on many municipal first-hand contracts. Amounts are often limited in practice, but Swedish rules and landlord policies are nuanced enough that you should not treat a forum "cap" as law. Ask for the exact sum, return conditions, and bank details in the written contract, then cross-check with Hyresgästföreningen guidance and the landlord's published rules before you transfer money. Never send a deposit before viewing, identity checks, and a signed agreement; see Avoid rental scams.

Clarify what the monthly hyra covers: heating is frequently inside first-hand rent, while electricity and internet usually sit outside. Second-hand ads may bundle furniture or strip heat into extras.

At move-in, create a written besiktning or condition inventory with dated photos of walls, floors, kitchen, bathroom, windows, meters, and keys. Both parties should keep a copy. The same discipline at move-out is what protects your deposition when the landlord claims damage beyond ordinary wear.

Note meter readings and who holds which keys. For a furnished andrahandskontrakt, attach a furniture list. Vague "as seen" chats are weak evidence if money is withheld later.