Tenancy agreement 2026: what the new Tenancy Act changed on 1.10.2026

Landlord's notice period shortened

The biggest change concerns the landlord's notice period. According to Kiinteistöliitto (the Finnish Real Estate Federation), in contracts made after 1.10.2026 the landlord's notice period is four months if the tenancy has continued uninterrupted for at least two years before termination, and otherwise three months.

Previously, the landlord's notice period was six months if the tenancy had lasted over a year. The tenant's notice period remained unchanged at one month.

The notice period is calculated from the last day of the calendar month in which notice was given. The landlord must also give notice in writing and state the grounds for termination.

Example: if a landlord terminates a lease that has lasted under two years and was made after 1.10.2026 in November 2026, the three-month notice period is counted from 30.11.2026 and the tenancy ends at the end of February 2027. If the tenant terminates the lease in November, the tenancy ends at the end of December.

The shorter notice periods apply to agreements made on or after 1.10.2026. For agreements made before the law entered into force, the landlord's new notice periods can be used only if the parties separately agree on it after the law entered into force (Taloustaito 1.10.2026). The tenant's notice period is still one month. If necessary, check the transitional provisions or ask for advice before making decisions.

Smoking was banned unless otherwise agreed

Under the new law, smoking is prohibited in rental relationships unless otherwise agreed in the lease. According to the Finnish Real Estate Federation, the change also applies retroactively to leases already in force.

If a tenant wants to smoke in the apartment or on the balcony, this must be agreed with the landlord. The housing company's own house rules and any smoking bans apply regardless of the lease.

A landlord should record any smoking arrangement clearly, for example by limiting it to the balcony if smoking is to be allowed. For a tenant, the ban means that smoking in the apartment can lead to consequences for breach of the tenancy agreement, in the same way as other breaches of contract.

Notice of termination can be delivered electronically

After the reform, notices of termination and cancellation and warnings can be delivered electronically if an electronic communication channel has been agreed in the lease. In addition, a reminder message about the notice must be sent via another agreed channel.

In practice this means that the agreement should state both an email address and a phone number or other channel to which notices are sent. An email alone, without an entry in the agreement, does not meet the requirement.

Keep the agreed contact details up to date. If your email address or phone number changes, notify the other party in writing so that important notices are not missed.

Fixed-term and open-ended agreement

The Act clarifies so-called combination agreements, in which the agreement is initially fixed-term and then continues as valid until further notice. Such a tenancy can be terminated at the earliest when the fixed term ends. According to the Finnish Real Estate Federation, the previously common practice of separately agreeing when the first possible notice period starts can no longer be used.

A pure fixed-term contract ends on the agreed date without notice, and it generally cannot be terminated mid-term. If you want flexibility, check before signing which type of contract it is.

Other changes in the reform

According to the Finnish Real Estate Federation, the reform also changed several other rules of the tenancy. The landlord's right to terminate the lease was extended, and changes were made to the provisions on the move-out date, clearing items left in the home, and the tenant's duty to notify.

It is worth checking the details of these changes from the text of the law or from the guidance of landlord and tenant organisations. Many organisations also published updated lease templates in connection with the reform, and these are worth using in new agreements instead of old templates.

What to put in the lease

In a dispute it is worth first clarifying the matter in writing with the other party and keeping all messages, receipts and photos. If no agreement is reached, the Consumer Disputes Board can issue a settlement recommendation in a rental dispute between a consumer and a trader, and ultimately the matter is decided in the district court.

A tenancy agreement should always be made in writing. It protects both parties and is needed, for example, when applying for Kela housing allowance.

Parties, the address of the flat and the start date of the tenancy
Is the contract fixed-term or valid until further notice
Rent amount, due date and rent increase clause
Amount of the deposit (at most three months' rent) and conditions for its return
Water charges, electricity, parking space and other additional charges
Agreed electronic channel for notices
Agree on smoking and pets
Whether the tenant is required to have home insurance

Where to get help

A tenant can ask for advice from the FCCA's consumer advisory service when the landlord is a business. In tenancies between private individuals, help is available from, for example, legal aid offices and tenants' or landlords' organisations. The Finnish Landlords Association and the Finnish Real Estate Federation have published information on the legal changes.

On Rental Radar you can see average rents per square metre in your area, how rents are developing and the key rules of a tenancy. Statistics Finland publishes the next quarterly rent data on 15.10.2026.

Frequently asked questions

How long is the landlord's notice period in 2026?

In agreements made after 1.10.2026, four months if the tenancy has lasted continuously for at least two years, and otherwise three months. The tenant's notice period is one month.

Does the smoking ban apply to old lease agreements?

Yes. According to the Finnish Real Estate Federation, a smoking ban takes effect retroactively also for existing contracts, unless smoking has been agreed otherwise.

Can a lease be terminated by email?

Yes, if an electronic communication channel has been agreed in the lease. In addition, a reminder message must be sent through another agreed channel.

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Sources

The article is general information and does not replace the guidance of an authority, a lawyer or an adviser. Check up-to-date information from the sources.