Renting an apartment in Norway is governed by clearly defined regulations designed to protect both tenants and landlords. Knowing these rules helps avoid misunderstandings and ensures security for both parties. Before signing a rental agreement in Norway, familiarize yourself with the key issues outlined below.
What Is a Deposit?
A deposit (depositum) is money paid by the tenant shortly before renting a house or
apartment. It serves as a form of security for the landlord in case the tenant fails to pay rent or
causes damage to the property.
Requesting a deposit is voluntary for the landlord, which is why the law does not specify a
minimum amount. In practice, however, the deposit is usually equivalent to three months’
rent. It’s important to note that it may not exceed six months’ rent.
The deposit must be paid before the tenant moves in. The rental agreement becomes binding
once the agreed deposit has been paid—unless the tenant has already received the keys. For
this reason, the landlord should wait to hand over the keys until the deposit has been paid.
How to Pay the Deposit
It’s important to remember that the deposit must not be paid in cash or transferred to the
landlord’s private bank account. The law requires the deposit to be placed in a special deposit
account opened in the tenant’s name. However, the landlord is responsible for setting up this
account—they may choose the bank and must cover any fees related to opening the account.
During the rental period, neither the tenant nor the landlord may withdraw money from the
deposit account. This arrangement ensures security for both parties. If, however, you paid the
deposit in a way other than into a deposit account, you have the right to demand its return at
any time, along with statutory interest for late payment.
How to Recover the Deposit
Both the landlord and the tenant may withdraw the deposit only with the written consent of
the other party. Otherwise, the matter must be resolved through legal proceedings. A ruling in
such cases may be issued, for example, by the Husleietvistutvalget (HTU), the Rent Disputes
Tribunal.
If you want to receive your deposit back after the lease ends, you simply need to contact the
bank directly. The bank is required to immediately notify the landlord in writing that the
deposit will be paid out to you within five weeks from the date the notice is sent.
If the landlord believes the deposit should be paid to them, they must—within those five
weeks—provide documentation of unpaid rent (paid into a rent account at the same bank),
proof that legal action has been initiated with a court or the HTU, or confirmation that you, as
the tenant, agree to the deposit being paid to the landlord.
If the landlord does not submit such documentation to the bank, the deposit will be returned
to you after five weeks.
Responsibilities of the Tenant and the Landlord
Both the tenant and the landlord have obligations that must be observed throughout the rental
period. These include various maintenance duties. The landlord must ensure that all essential
installations and appliances are in place and functioning at the start of the tenancy. However,
the tenant is responsible for maintaining them during their stay—this includes repairing door
locks, faucets, or electrical outlets if necessary.
The same rules apply to fire safety equipment. The landlord is required to install smoke
detectors and replace them if they are defective. The tenant, however, must replace the
batteries when needed.
It’s advisable to discuss these responsibilities with the landlord to make sure both parties
clearly understand their obligations.
Right to Privacy
When a tenant receives the keys to an apartment, they gain full rights to use the property.
This means they must be guaranteed complete privacy and security. The landlord does, of
course, have the right to enter the apartment—for example, to carry out maintenance work or
check the condition of the property. However, they must inform the tenant well in advance,
and inspections should be conducted relatively infrequently—typically no more than once a
year.
How Many People Are Allowed to Live in the Apartment?
Even if you rented the apartment on your own, you are entitled to live with other people. You
do not need to inform the landlord if your partner, spouse, or another family member moves
in with you. However, if you wish to let someone else move in, you need the landlord’s
consent. Keep in mind that the landlord is not allowed to increase the rent because of this.
How Long Can You Rent an Apartment?
To ensure stability for both tenant and landlord, the law specifies minimum rental periods. If
you rent part of a house where the landlord also lives, the minimum rental period is one year.
For other properties, it is three years. After this period, the lease ends automatically without
notice.
Agreeing on a shorter rental period is illegal, and such a contract is interpreted as an open-
ended (indefinite) lease.
It is, however, possible to rent an apartment for a shorter period if there is a specific reason.
For example, this could be because the landlord plans to move into the property themselves,
or because the building is to be demolished or sold.
When Can a Rental Agreement Be Terminated?
A landlord may terminate a lease only if there is a specific reason. Such reasons may include
the landlord or a household member needing to use the apartment, the property being
demolished or renovated, or the tenant breaching the lease—for example, by failing to pay
rent.
The landlord must give notice of termination in writing and include a justification. The
tenant, on the other hand, may terminate the lease verbally, although it is safer to do so in
writing. If the lease does not specify a notice period, it is assumed to be three months.
Source: The Norwegian Tenancy Act (Husleieloven)