What changes in Finland's rental law on 1 October 2026?

The reform is introduced by Act 531/2026, which amends the Act on Residential Leases. This article covers residential tenancies and the arrangements tenants and landlords need to make in practice.

• Rental deposits: a 14-day deadline generally applies to returning or releasing the deposit, or giving written notice that some or all of it will be retained.
• Moving out: for new agreements, the default moving-out date is the date the tenancy ends.
• Notice periods: the landlord's statutory notice periods change for new agreements.
• Rent increases: new agreements are subject to advance written notification requirements.
• Residents and smoking: reporting duties and the default rules on smoking are clarified.
• Electronic communication: the rules distinguish between a document meeting the written-form requirement and a notice being properly served.

The agreement's date, its terms and the transitional provisions determine which rules apply. The sections below explain the main distinctions.

Rental deposit refunds: how does the 14-day rule work?

A rental deposit, known in Finnish as vuokravakuus or commonly takuuvuokra, must be returned or released without delay and no later than 14 days after the rental agreement ends. If possession of the apartment is handed back later, the deadline runs from that later handover.

Fourteen days is the normal maximum, not a waiting period the landlord should always use.

If the landlord retains part or all of the deposit

The landlord must give written notice within the same deadline. The notice must explain the basis of the claim and provide a reasonable estimate of its amount. A general statement that the apartment has problems does not adequately explain a deduction.

Depending on the obligations secured by the deposit, valid claims may include unpaid rent, justified cleaning costs or damage for which the tenant is responsible. The amount retained should correspond to the claim or its stated estimate. A deposit held in a dedicated rental security account may, however, remain blocked in full until the claim's amount is established.

Exceptions and older agreements

If there is a justified obstacle to returning or releasing the deposit, or to giving the notice, the landlord must act without delay and within 14 days after that obstacle is removed. The reform therefore does not guarantee that every tenant will receive the entire deposit within two weeks.

The refund rules are also relevant to existing tenancies. However, deposit-return terms agreed before 1 October 2026 need to be assessed under the transitional provisions.

Normal wear and tear is not damage

A lived-in apartment does not have to look brand new when you leave. Ordinary wear from normal residential use is not, by itself, a reason to retain the deposit. Keep your check-in report and take dated photographs both when you move in and when you leave. They make it easier to compare the property's condition.

Moving-out dates: when must the apartment be empty?

Agreements made on or after 1 October 2026

The default moving-out date is the date the rental agreement ends. The apartment must be empty and cleaned by that date. The parties can agree on a different moving-out arrangement.

Example: if your agreement ends on 30 November 2026 and no different moving-out date has been agreed, arrange for the move and final cleaning to be completed by 30 November. Confirm the time for returning the keys as well.

Agreements made before 1 October 2026

The previous default remains: the moving-out day is the working day following the end of the agreement. Half of the apartment must be made available to the landlord on that day. On the following day, the entire apartment must be handed back empty and cleaned, together with the keys.

Many older agreements already specify a different arrangement. Read your own moving-out clause instead of assuming that the default applies. Confirm both your old home's handover deadline and access to your new home before booking transport.

Do the new rules apply to existing rental agreements?

As a general principle, the reform also applies to agreements made before 1 October 2026. There are specific exceptions, including rules on moving-out dates, landlords' notice periods, rent increases and certain deposit terms.

After the law takes effect, the parties to an older agreement can agree to changes where the transitional provisions allow this. Record any changes clearly in writing. A landlord adopting a new contract template does not, by itself, amend a tenant's existing agreement.

Check when the agreement was made, its original terms and any later amendments. Moving out or giving notice in October does not alone determine which rules apply.

Notice periods for ending a rental agreement in Finland

The tenant's notice period remains one month. For the landlord, the statutory period depends on when the agreement was made and how long the tenancy has continued without interruption immediately before notice is given.

An agreement made after the reform takes effect to apply the new rules may affect an older tenancy. The table concerns ordinary notice in open-ended tenancies; it does not mean a fixed-term agreement can normally be ended on one month's notice.

When does the notice period start?

Unless otherwise agreed, the notice period is calculated from the last day of the calendar month in which notice is served. For example, if a tenant's notice is properly served on 15 October, the standard one-month notice period ends on 30 November, not 15 November. Rent remains payable during the notice period.

Agreements with an initial fixed term

The reform clarifies agreements that begin with a fixed term and then continue indefinitely. Notice can be given during that initial period, but the tenancy cannot end before the fixed term expires, and the applicable notice period must be observed.

New agreements cannot use a clause postponing the earliest date on which the notice period may begin. A corresponding clause in an agreement made before 1 October 2026 may still be valid. Check your contract type before committing to another home and budgeting for overlapping rent.

Rent increases: what must the landlord tell you?

The reform does not create an automatic right to increase rent. In an ordinary privately financed tenancy, an increase must have a valid basis in the agreement or be agreed separately by the parties.

For agreements made on or after 1 October 2026, the landlord must give written notice of the increase, the new rent and the effective date. The increase can take effect no earlier than one month after the start of the rental payment period following the notice. Increased rent cannot be charged retrospectively.

Example: if rent is paid for calendar months and notice is given on 15 October, the earliest effective date under this timing rule is 1 December. The other requirements of the agreed rent-review clause must also be met.

On request, the tenant is entitled to information about the basis and calculation of the increase free of charge. Earlier rules generally continue to apply to agreements made before 1 October 2026 unless the parties agree otherwise after the reform takes effect. State-subsidised rental housing is subject to separate rules.

Telling the landlord about other residents

If other people live in the apartment with the tenant, the landlord must be informed in writing of the number of residents and the basis on which they live there. For adult residents, their names, dates of birth and contact details must also be provided.

New residents moving in and previously reported residents moving out must be reported without delay. For existing tenancies, the landlord must first inform the tenant of this duty. After that, the tenant must report changes without waiting for a separate request.

Smoking in a rental apartment or on its balcony

From 1 October 2026, the default is that smoking is prohibited inside the apartment, on its balcony and in other associated private indoor or outdoor areas. The rule also covers electronic cigarettes and applies to older rental agreements.

The landlord can permit smoking only where legislation, an official prohibition or the housing company's articles of association do not prevent it. Check any existing express permission and the building's restrictions. An older agreement saying nothing about smoking is not, by itself, permission to smoke.

Electronic rental agreements and notices

An electronic document can meet the written-form requirement if it can be stored and reproduced for an appropriate period. However, a notice being in writing and a notice being properly delivered are separate questions.

Routine notices can be sent through an electronic channel individually agreed in writing. Formal notices ending a tenancy, notices of cancellation and warnings preceding cancellation require verifiable service.

A new option uses two agreed channels. The actual notice is sent through one, such as the agreed email address. A separate alert that the notice is available is sent through another, such as text message. Both channels must have been individually agreed in writing. Unless shown otherwise, receipt is deemed to occur on the third day after the alert is sent.

Do not assume that a message sent late on the last day of a month has been served that same day. Check the applicable procedure, keep contact details current and retain records of sending and receipt. An acknowledgement from the recipient remains one way to prove delivery.

A moving-out checklist for tenants

Once the handover deadline is confirmed, organise the work in sequence: packing, transporting belongings, final cleaning, inspection and key return. These practical steps help you leave enough time for each stage.

1. Confirm dates and times. Check when you must hand back the old apartment and when you can collect the new keys. Arrange temporary storage if there is a gap.
2. Prepare the transport details. Photograph large furniture, estimate the number of boxes and provide both addresses, floor numbers, lift details and parking information.
3. Check what needs dismantling. Measure doorways and the lift. Keep each item's screws in a labelled bag together with its assembly instructions.
4. Allow time for final cleaning. Ask for the landlord's cleaning instructions beforehand. Empty cupboards and clear the floors so all relevant surfaces are accessible.
5. Check the storage room and balcony. Do not leave furniture or other belongings for the next tenant unless this has been separately agreed.
6. Photograph the finished apartment. Include general views and details of the kitchen, bathroom, floors and any areas already noted in the condition report.
7. Document the handover. Request confirmation that the keys have been received and keep the inspection report. Provide any bank details needed for the deposit refund securely.

If you need help, ask FixMate about cleaning services before the key handover. Send the apartment's floor area and cleaning instructions, and mention whether you need tasks such as window or appliance cleaning.

For your belongings, you can request our transport service. Tell us whether you need help carrying items or dismantling furniture as well as a vehicle and driver. Send the details on WhatsApp so we can assess the work and check available times.

Returning keys and handing back possession

Agree who will receive the keys, where to return them and how the handover will be confirmed. Count keys and access devices for the apartment, storage room, parking space and shared facilities.

If you retain possession after the agreement ends, this can affect when the deposit-return deadline starts. Record the actual handover date. The moment the removal vehicle leaves is not necessarily the moment possession returns to the landlord.

A checklist for landlords after the reform

Clear records make it easier to manage both new agreements and a change of tenant. Review the following:

• Contract templates: check moving-out dates, the agreement's duration, notice provisions and rent-review clauses.
• Existing agreements: retain the original terms and record any later changes agreed by both parties.
• Deposits: diarise the refund or retention-notice deadline and investigate potential claims promptly.
• Inspections: arrange a condition and cleaning check, and keep evidence supporting any findings.
• Resident information: tell tenants with existing agreements about the reporting duty.
• Communication: properly agree electronic channels and check that contact details are current.

Schedule cleaning or installations for the incoming tenant once the handover arrangements are confirmed. This helps avoid overlapping inspections, key collections and tradespeople's visits.

Furniture assembly in your new home

A bed, wardrobe and desk are often among the first things you need after moving. Leave enough clear floor space for assembly and place the boxes or dismantled parts in the rooms where the furniture will be used.

FixMate provides furniture assembly and installation. Send product links or photographs and tell us whether the items are new or were dismantled for the move. Mention any wall mounting so the required tools and fixings can be considered beforehand.

Agree any alterations requiring the landlord's permission before booking them. Planning the work in advance helps avoid rushed installations and unnecessary return visits.

Frequently asked questions about Finland's rental law changes

When did the new rental rules take effect?

Act 531/2026 amending the Act on Residential Leases took effect on 1 October 2026. Transitional provisions determine which exceptions apply to older agreements.

Will I always get my entire deposit back within 14 days?

No. You may instead receive a justified written notice explaining a deduction within that period. There are also exceptions for justified obstacles and deposits held in security accounts. Terms in an older agreement may affect the position.

Can I use the deposit instead of paying my final rent?

You cannot decide unilaterally to treat the deposit as the final month's rent. Continue paying rent until the tenancy ends, even if you move out earlier.

Does the law require professional end-of-tenancy cleaning?

The reform does not itself require you to hire a cleaning company. You can clean the apartment yourself. What matters is a thorough result and compliance with the agreed cleaning requirements. Professional help can be useful when time is limited.

What if I disagree with a deposit deduction?

Request an itemised written explanation. Respond in writing and include relevant photographs or inspection records. If the disagreement continues, the Finnish Competition and Consumer Authority's guidance explains available advice and dispute-resolution routes.

Can I give notice by email?

Email may be suitable, but service must meet the legal requirements. Check how receipt will be proved or whether the two-channel procedure has been validly agreed. A record showing only that an email was sent may not be sufficient.

Can I request moving, cleaning and assembly in one message?

Yes. Send the addresses, preferred date and list of jobs on WhatsApp. We will agree the scope, price and availability before confirming the booking. The stages can be planned together even if they take place at different times.

Sources and further information

Legal information checked on 1 October 2026 against the enacted amendment and guidance from the Finnish Competition and Consumer Authority (KKV). The following sources are in Finnish:

• Finlex: Act 531/2026 and transitional provisions
• Finlex: Act on Residential Leases
• KKV: rental deposits
• KKV: giving notice and moving-out dates
• KKV: rent payments and rent increases
• KKV: notices during a tenancy
• KKV: tenant responsibilities and liability for damage

This article provides general information and practical guidance. For a specific contractual issue or dispute, check your own agreement and seek legal advice where needed.