| Type of change | Possible compensation | Approval required |
|---|---|---|
| Movable fixtures (e.g., shelves) | No | No |
| Kitchen hood/Appliances | Often no | Yes |
| Wall-mounted cabinets | Requires agreement | Yes |
| Security door | Requires agreement | Yes |
As a tenant in a hyresrätt (rental flat), you have the right to furnish the flat as you please. The landlord cannot decide which furniture you bring in, as long as you do not damage the flat or alter it permanently. The limit is set by the duty of care (vårdplikt) in Chapter 12, Section 24 of the Jordabalken (the Land Code).
When are you entitled to compensation for permanent fixtures?
When you invest in your rental flat, it is important to distinguish between movable fixtures and permanent fixtures. Movable fixtures are items you take with you upon moving out, while permanent fixtures are things attached to the building, such as a dishwasher, a new kitchen tap, or a security door. The question of whether you can receive compensation for these purchases is rarely governed by an automatic right. As a starting point, the landlord is responsible for the flat's basic standard and maintenance. If you choose to make improvements on your own initiative without the landlord's approval, you generally have no right to any financial compensation.
How I get compensation for permanent fixtures in a rental flat
To receive any form of compensation or financial regulation, a written agreement with the landlord is usually required before work commences. If the landlord assesses that your improvement increases the utility value (bruksvärde) of the flat, you may agree that the rent is adjusted, or that the value of the investment is depreciated over a certain period. Without such an agreement, you risk paying for the fixtures entirely yourself, and in some cases, you may even be liable for damages if the change has not been approved and entails an irreversible alteration to the character of the residence.
Important aspects when you want to install new fixtures
Before you purchase permanent fixtures, you should investigate what is already included in the rental contract. If an existing appliance breaks, it is the landlord's responsibility to repair it. If you personally choose to replace a functioning stove or fridge with a more modern model, this is considered a private investment. You can find more information in our articles on maintenance, for example, must the landlord pay for repairs of appliances.
It is also essential to understand that you have a duty of care (vårdplikt). Even if you want to install something you consider an improvement, the installation must not damage the property's structure. Drilling into tiles or altering electrical wiring can lead to you being held liable for restoration costs when moving out. To avoid conflict, you can read more about the rules regarding walls in can the landlord refuse fixtures on the walls.
Do I get compensation for permanent fixtures in a rental flat upon moving out?
Upon moving out, you may in some cases receive compensation if you leave behind permanent fixtures that the landlord approves of keeping. However, this assumes that the landlord has expressed an interest in taking over the fixtures. If the landlord does not wish to keep them, you may be required to restore the flat to its original condition. If you feel unsure about your rights during the rental period, we recommend that you read the large glossary for the rental market to understand the legal terms.
Alternative solutions and transfer of fixtures
When facing a move and wanting to avoid the cost of restoring the flat to its original condition, there is the possibility of discussing a transfer of the permanent fixtures to the next tenant. According to Chapter 12, Section 24 a of the Jordabalken (the Land Code), a tenant has the right to carry out certain maintenance, but more extensive permanent installations require the landlord's consent. If the landlord does not want to pay for the fixtures, you can sometimes agree that the new tenant takes over the items for a fee. This is often called a transfer of movable property or furnishings.
However, it is absolutely essential that the landlord approves this procedure, as the landlord is legally responsible for what is inside the flat. If the landlord does not approve of the fixtures being left behind, your obligation to restore the residence remains. Selling the fixtures directly to the incoming tenant without the landlord's knowledge can create problems during the inspection, as the landlord may view the installation as an unauthorised alteration of the flat. Therefore, always be clear in your communication with the property manager regarding what is to be left behind and what is to be removed, so that all parties are aware of the conditions for future rental situations.
Common questions
1. Can I demand that the landlord compensates me for a dishwasher I bought? No, the landlord is not obligated to compensate you for investments you have made on your own initiative without prior approval.
2. What happens if I leave the fixtures behind when moving out without asking? The landlord can demand that you remove the fixtures and restore the residence. If you leave them behind without an agreement, you can be charged for the cost of the landlord needing to remove the items.
3. Can I increase the landlord's standard and get lower rent? No, normally, improvements you carry out do not lead to lower rent. On the contrary, extensive changes can affect the utility value (bruksvärde) of your flat in the future.
4. Must the landlord approve my chosen fixtures? Yes, if the change is of a permanent nature, you should always have written approval to ensure that you are not in breach of contract.
This text provides general information and does not constitute legal advice.
