Subletting may get easier in Sweden!

Both expats and Swedes have a difficult time finding sublets due to our limited market.  We have found that people moving from Brussels and Singapore has the hardest time aligning their expectations to the market's reality.  One of the many reasons our rental market is so limited is due to the Boards of the  co-op associations in Sweden have a say in what you do with the apartment that you own.

In order for a co-op owner to rent out their property, they have to petition the board and get their tenant approved.  Not only can this be a lengthy process but some co-ops have the attitude that they do not want to have renters in the house since they assume that renters will not adhere to the house rules or engage in house projects.

Politicans are now putting forward a bill to restrict co-op Boards to excercise such power.  This is a very positive development for the rental market in Sweden; especially Stockholm, Göteborg and Malmö.  These cities have serious housing shortages.

We are hopeful and optimistic that if this bill passes, more apartment owners will sublet their homes resulting in a better market for all.  Considering the extent of Swedish industry this will be crucial for attracting international talent for Swedish companies.  Let's collectively keep our fingers crossed!

Letting Agent or Relocation Agent?

Many expats that come to Sweden don't realize the value of a relocation agent.  A relocation agent can meet your needs on a 360 basis.  A letting agent can place you in a wonderful property that suits your needs.

Some don't realize the difference between a letting agent and a relocation agent.  They seem so similar but it is kind of like comparing a full service spa and a nail salon.  A nail salon is a perfect place to go if you only need to get your nails done.  However, if you want a haircut, fullbody massage, manicure and a pedicure you go to the spa!

www.residensportalen.com  is a letting agent. Our expertise is properties.  We can advise on rental laws, sublet leases and the different areas in Sweden.  However, we are not experts on schools, immigration and expat taxation for instance.  Relocation companies are excellent in this area.  They can offer the "full service spa" concept for all your relocation needs.  If you do not need relocation needs, then we are the ideal alternative since we offer a cutting edge IT portal that matches you with the appropriate landlords.

If you are moving to Sweden and need relocation services, we have experience with the following companies that have many experienced relocation specialists:

Alfa Relocation, http://www.alfamoving.com/en/
Crown Relocation, http://www.crownrelo.com/sweden
Human Entrance, www.humanentrance.com
Key Relocation. www.keyrelocation.se
Newcomers Relocation, www.newcomers.se
Nordic Relocation Group, www.nrgab.com
Team Relocations, http://www.teamrelocations.com/

We hope regardless of what needs you have that you will enjoy a warm welcome to Sweden.

Renting a property in Sweden, how does it work?

 

Timeline for Tenants

Searching
The more flexible that you are, the better chances you have of finding a suitable home. When entering your search criteria, begin your search on a wide level by not narrowing down the search criteria too much.  You can always make it more specific as you narrow it down.  Usually, things fall in place once you have decided on a home.
Booking of Showings and Visiting the Property
The more flexibility and availability you have, the more likely you are to get bookings for showings confirmed.  Take the opportunity once there to ask about the neighborhood, schools, public transport and etc. Remember that for the landlord choosing a tenant is a very emotional decision since they are "lending" you their home.
Contract
A contract should be written by a registered real estate agent.  Swedish law is complicated, do not attempt to do this on your own.
Walk-through Notes and Inventory
In order for the rental to go smoothly, it is crucial that the landlord prepares both informational as well inventory documents for their home. We recommend that the tenant and landlord go through a thorough walk-through documentation that looks at floors, walls and ceilings. If this is done correctly and in a detailed manner, the risk for discussions regardning wear and tear at the end of the rental is reduced. Inventory lists can very detailed or only list some of the inventory.
Move-in, Tenancy and Move-out
The tenant and the landlord should go through the prepared documents on move-in day and sign off on the lists in agreement.  During the tenancy, it is important for the landlord to respect that the property is technically in the tenant's possession. The landlord cannot drop-by to check on the property without the permission from the tenant unless the landlord has reason to suspect damage of the emergency type such as leaking water or fire.  When the lease has expired we recommend that the tenant and the landlord revisit the prepared documents again to determine possible wear and tear and inventory condition. When both parties are in agreement, any possible deposit should be repaid (recommended within 10 days).

For more information and guidance, please visit our site: www.residensportalen.com

"Lagom"-The Swedish Mentality

If you are planning on moving here or already live here, you may already have heard about the Swedish mentality: "Lagom är bäst".  What does this mean you ask? According to Wikipedia "lagom" means "enough, sufficient, in moderation".

After years of the socialist party in majority, this has shaped the minds of hearts of many Swedes.  One is not supposed to boast or brag. If you just bought a big house and you are thrilled, you say nothing. The English adage of "Don't rock the boat" can be applied here and feeds straight into what we call "the Swedish jealousy, another topic in itself".

As an Expat, you may be excused if you say things that we may perceive as bragging or boasting, since we will attribute it to your culture.  Many will even find you exotic. However, don't be surprised if you find us to be "flat" or non-personable due to this "lagom" mentality.  We simply do not want to stick out or make a lot of noise.

A personal example of this was shortly after I started www.residensportalen.se and I was walking on Östermalm with one of my friends.  We ran into another friend who asked how the new business was going. I enthusiastically replied "it's great, business is booming and our business model has received a lot of positive response on the market".  After my friend and I continued our walk she explained that I could not brag like that (I had been abroad for 16 years and home in Sweden for less than a year).  I was floored. What I identified as enthusiasm for my success she interpreted as bragging.

You will find this in the workplace as well.  Swedes are generally careful and moderate when presenting ideas.  Decision making is a whole different topic. We'll make that a separate blog update.

On a positive note, the "lagom" mentality is not as dominant almost ten years later.  General trends in marketing reflect this with companies being more boastful in their marketing.  One example of this is the upshoot Real Estate Agency www.esny.se Eklund New York that has brought many positive approaches to doing business from the other side of the Atlantic. Their marketing machine reflects this by calling themselves "Sweden's most exclusive agency". So, the tide may be turning as more and more Swedes also work abroad and bring an international way of thinking home.  But, don't be surprised if you meet some "Lagom är bäst" people your first year in Sweden.

Shoes off or on?

When expats come to Sweden to view properties, the question of shoes often come up.  The basic information that expats are given is to always take their shoes off when they arrive at a Swede's house.

Actually, this is a misconception. It is one of those things you probably won't ever hear from a Swede but...it varies between the social classes.  The upper classes will not take off their shoes off when entering a friend's home as long as the weather is not rainy or snowy outside. If it is winter or inclement weather, the upper class will either wear galoshes or bring indoor shoes and change.  The upper class will frown upon anyone walking around their home in their socks, it is considered quite improper.

The middle class, however, expects you to take your shoes off when entering their home regardless of weather and will not think twice if you walk around their home in your socks.

There you go, the secret about shoes in Sweden.  Pass it on:)

Swedish rental laws-Leases

Now you know that it is hard to find a sublet in Sweden .  But, on a positive note once you have found a sublet, the law is on your side. Swedish rental law is written in order to protect the tenant.  For instance, a tenant is not bound by the lease term.  So, if your circumstances change and you have entered a 2 year lease it does not matter since you can give notification on a three month basis at any time.  Pretty crazy. 

Here is more information about giving notice on Swedish rental contracts: ease agreements that have a fixed period only or with continuation bind the landlord to the initial period. A tenant always has the right to give notice three months from the last day of the month the notice was served. This right applies irrespective of other terms of the contract and cannot be changed.

The landlord can always relinquish their right of the notice period and thus can allow the tenant to be released from the agreement prior to the end of the notice period. The agreement can state a longer notice period, but then it only applies to the landlord, also, if the agreement states a shorter notice period it only applies to the tenant.

If a contract of a set term lacks clauses regulating the termination of the lease agreement the lease automatically becomes an open-ended agreement, as well as if the tenant remains in the home for a month after the end of the rental period of a fixed term agreement.

There may be special circumstances when the agreement is terminated prematurely by either party. Such cases include damages or deficiencies of the home that renders it unsuitable to live in and if the tenant severly breaches the contract (sever disruptions in rental payments, severe ignorance of rules and regulations, etc.). These notices of cancellations are regulated by law, when, why and how they may be served.  To read more about rental laws in Sweden, click here.

Finding a sublet in Sweden

Finding a sublet in Sweden is not as easy as in New York for instance.  Most apartments in Stockholm for example, are privately owned in condo form.  The owners cannot rent them out at will, they have to get permission to do so. 


In other cities you can walk into most buildings and get a lease directly with the owner of the building.  That is unheard of in Sweden.  The direct leases with building owners require a state controlled waiting list. In some areas, it can take 20 years to get that type of lease.


So, what to do when arriving in Sweden and needing housing.  Find a reliable sublet broker.  That is the point of this blog. We have developed an interface that gives you the ability to find a needle in a haystack: A sublet in Sweden. Landlords can only advertise to the tenants that they are interested in. The ads are kept up to date and you can buy services that assist you through the process. We will update this blog with information about housing in Sweden and at times pertinent information about relocating to Sweden in general.