Required Disclosures and Appendices in Finland
What documents must be attached to a residential lease agreement in Finland by law? A guide to Energy Performance Certificates and Housing Company House Rules.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
Governed by the Act on Residential Leases (481/1995), which took effect on 1 May 1995, the Finnish rental market emphasizes transparency and "good rental practice." While it does not require a massive pile of hidden disclosure obligations, certain statutory and housing company-related documents are mandatory "required disclosures" that every landlord must provide when listing a property or signing a lease.
1. Energy Performance Certificate (Energiatodistus)
The general obligation to acquire and use an energy certificate for a building is stipulated in Section 2 of the Act on the Energy Certificate of a Building (50/2013). For sales or rental situations, Section 6 of the same Act requires that a valid energy certificate for the building or its part must be available for inspection by the potential buyer or tenant during the viewing, and a copy must be provided to them.
- Marketing phase: Public advertisements for sale or rent must mention the energy efficiency class of the property (e.g., A, B, or F).
- Making the lease agreement: The landlord must ensure that the potential resident has been given the opportunity to review the energy certificate. Mostly, this PDF or copy of the energy certificate is added directly as a standard appendix to the lease agreement. Neglect can result in administrative penalty fees from the Housing Finance and Development Centre of Finland (ARA).
2. House Rules and Housing Company Regulations (Järjestyssäännöt)
The most typical form of living in owned rental apartments in Finnish cities is a Limited Liability Housing Company (Asunto-osakeyhtiö, As Oy). The Housing Companies Act (1599/2009) strongly influences the use of the apartment, and as a shareholder (landlord), you are obliged to inform the user of the rules:
- Housing Company's House Rules: Strict restrictions on noise and silence demands in apartment building living must be provided to the tenant upon moving in. If the tenant is later punished (eviction) for a disturbing life emanating from the apartment after 22:00, handing over the house rules and informing about them as an appendix serves as a central basis in court that the tenant knew the allowed restrictions.
3. Condition of the Apartment and Original Description (Initial Inspection)
The legal requirement of "good condition of the apartment" (Act on Residential Leases, Section 20) means that the apartment must be in such a condition as the tenant can reasonably demand, taking into account the age of the apartment, the housing stock in the area, and other local conditions, unless otherwise agreed.
While not explicitly mandated by law as a statutory disclosure, a separate condition report or Initial Inspection Protocol (Alkutarkastuspöytäkirja) is a recommended practice to document the apartment's condition before the start of the tenancy. This documentation can help protect the landlord regarding possible claims for damages under Section 25 of the Act on Residential Leases. It typically lists in writing (and often with photographs) the current condition of the property and is attached alongside the contract with a signature.
4. Smoking Ban (Tupakointikielto)
Under Section 78 of the Tobacco Act (549/2016), housing companies have the authority to apply to the municipality for apartment-specific smoking bans (e.g., for balconies). If a smoking ban is legally imposed by the municipality based on the housing company's application, this condition should be brought to the applicant's attention in the lease agreement's appendices or conditions, ensuring the tenant is aware of the prohibition. Non-compliance with regulations concerning health or order can be a ground for lease termination under Section 61, paragraph 1, point 6 of the Act on Residential Leases (481/1995).
Automating Appendices in the Cloud with the Landager Concept
Manual sharing of papers based on memory invariably causes forgetfulness (e.g., the energy certificate is left unattached in a hastily cobbled-together Word contract). Such an error can cost large sums of fines in ARA's raids. Landager's software binds mandatory public energy certificates directly to the property's registry data. When the system forms a lease agreement according to the Finnish standard, it produces digitally bundled documentation. The platform requires ticking "I have received appendix X and Y (House Rules and Energy Certificate)", leaving a legally binding vault confirmed by strong authentication in the landlord's cloud - ensuring carefree rental operations and administrative perfection in the eyes of supervision.
Frequently Asked Questions
▶What property disclosures are landlords required to make in Finland?
Landlords in Finland must disclose relevant information about the property to prospective tenants before the lease is signed. Required disclosures typically include known material defects, environmental hazards, previous damage history, and any conditions that could affect the tenant's use and enjoyment of the property.
▶What are the key landlord-tenant laws in Finland?
The rental of residential apartments in Finland is primarily governed by the Act on Residential Leases (Laki asuinhuoneiston vuokrauksesta, AHVL). The law is largely mandatory (to protect the tenant), meaning that the law cannot be deviated from to the detriment of the tenant even by mutual agreement, unless the law explicitly permits it. The law balances the rights of the parties but gives significant protection to the tenant's right to housing. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What is the legal eviction process for landlords in Finland?
The eviction process in Finland requires landlords to follow formal legal procedures. Valid grounds typically include non-payment of rent, lease violations, or the landlord's personal use of the property. Landlords must provide proper written notice, allow any required cure periods, and may need to obtain a court or tribunal order. Self-help evictions are generally prohibited.
Read the complete guide▶What are the rent increase limits and caps in Finland?
Finland has specific rules governing when and how landlords can increase rent. These rules may include caps on the percentage of increase, minimum notice periods, and restrictions on frequency. Landlords must comply with all applicable regulations when raising rent on existing tenancies.
Read the complete guide▶What are the security deposit rules and return deadlines in Finland?
Finland has rules governing how much landlords can charge as a security deposit, how deposits must be held or protected, and the timeline for returning deposits after a tenancy ends. Landlords must provide itemized statements of any deductions and comply with all statutory deadlines to avoid penalties.
Read the complete guide▶What are the mandatory lease requirements in Finland?
Lease agreements in Finland must comply with applicable national and local laws. Required elements typically include the names of both parties, property description, rent amount and payment terms, deposit details, lease duration, and maintenance responsibility allocation. Written leases may be required for certain tenancy types or durations.
Read the complete guide▶What are the landlord maintenance and repair obligations in Finland?
Landlords in Finland are generally required to maintain rental properties in a habitable condition, keeping the structure, plumbing, electrical systems, and essential services in proper working order. The specific allocation of maintenance responsibilities between landlord and tenant should be clearly documented in the lease agreement.
Read the complete guide▶What are the late fee and penalty rules for rental properties in Finland?
Finland has specific rules regarding late fees and penalties for overdue rent. These may include mandatory grace periods, caps on late fee amounts, and restrictions on interest charges. Late fee provisions should be clearly stated in the lease agreement and must comply with local regulations to be enforceable.
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