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Residential lease agreement template for Norway

Residential leaseHusleiekontrakt for bolig

A lease for a house or flat under the Tenancy Act (husleieloven): parties, the home, open-ended or fixed term, rent and utilities, index adjustment, deposit on a separate account, use, maintenance, notice, return of the home and the clause that allows eviction for unpaid rent.

Use it when a private landlord lets a whole house or flat to a tenant as a home, furnished or unfurnished. The Act applies with or without a signed lease, and a term less favourable to the tenant has no effect. Do not use it for a holiday let, which falls outside the Act. A tenant of a single room with access to another person's home has fewer rights against notice (§§ 9-5 to 9-8). So does a tenant of the landlord's own home, let during an absence of up to 5 years, but only if told so in writing (§ 11-4).

Reviewed October 28, 2026. Not legal advice. Have a notary or lawyer check your case before you sign.

Official model: Husleiekontrakt (Forbrukerrådet)

Forbrukerrådet's standard lease for a home, in Bokmål, Nynorsk and English, with digital signing. It is widely used but not mandatory.

Key facts

Applies to
Whole country. A whole house or flat let as a home. Not for student housing, staff housing or housing for disadvantaged people, which have special rules.
Minimum fixed term
3 years. Shorter only with a written reason at signing: own or household use at the end, or another objective reason (husleieloven § 9-3).
Minimum term where the landlord lives
1 year for a basement or attic flat in a detached house, or a flat in a two-unit house, where the landlord lives (§ 9-3).
Deposit cap
6 months' rent, deposit and guarantee together, on a separate account in the tenant's name (§§ 3-5 and 3-6).
Tenant's claim on the deposit
The bank warns the landlord, who has 5 weeks to make a claim or sue (§ 3-5).
Landlord's claim for unpaid rent
For documented unpaid rent under the agreed terms, the bank warns the tenant, who has 5 weeks to sue (§ 3-5).
Advance rent
At most 1 month (§ 3-2).
Other payments
Only rent, a share of electricity, fuel and metered water costs, deposit and guarantee. Any other charge can be reclaimed (§ 3-7).
Index adjustment
Up to the change in the consumer price index, at most once a year, with 1 month's written notice (§ 4-2).
Market rent adjustment
After 2.5 years without other changes, with 6 months' written notice (§ 4-3).
Notice period
3 months to the end of a calendar month, unless the lease says otherwise (§ 9-6).
Landlord ending an open-ended lease
Own or household use, demolition or rebuilding, tenant breach, or another objective reason, in a written, reasoned notice (§§ 9-5 and 9-7).
Fixed term after expiry
Becomes open-ended if the tenant stays more than 3 months without a written request from the landlord to move (§ 9-2).

The document

Text shown

You sign the Norwegian Bokmål version. The English version helps you understand it. Your answers fill both.

Residential lease

  1. 1.Parties

    1. 1.1

      Landlord: Landlord's name, address, phone, email, hereinafter "the landlord".

      For a company, add the organisation number. Repeat the tenant details for each co-tenant.

    2. 1.2

      Tenant: Tenant's name, date of birth and contact, hereinafter "the tenant". If there are several tenants, they are jointly and severally liable for rent and other claims under the lease.

      Joint liability lets the landlord claim the whole rent from any co-tenant. For a flat-share where each tenant rents a room, use one lease per tenant.

  2. 2.The premises

    1. 2.1

      The lease concerns the home at Address of the home, Municipality, gnr., bnr. and snr., and covers What the lease covers. The home is let Furnished or unfurnished.

      Include the flat number (bruksenhetsnummer). List the furniture and appliances in an annexed inventory. Take dated photos at move-in.

    2. 2.2

      At handover the home must be tidied, cleaned and in normal good condition. The parties sign a move-in report.

      This is the legal default (§ 2-2). The tenant must report defects within reasonable time after they should have been found.

  3. 3.Term

    1. 3.1

      Optional

      The lease is open-ended and runs from Start date and time until either party gives notice.

      Keep either this clause or the fixed-term clauses below, not both. An open-ended lease gives the tenant the strongest security of tenure.

    2. 3.2

      Optional

      The lease is for a fixed term from Start date and time to End date and time of a fixed-term lease. The tenancy then ends without notice. The landlord informs the tenant that the lease cannot be terminated during the term, unless a right to give notice is agreed below.

      § 9-2 requires the written warning that the lease cannot be terminated. Check the term against the 3-year or 1-year minimum in the key facts.

    3. 3.3

      Optional

      The term is shorter than the legal minimum because: Reason for a shorter term. At the end of the term the home will be used in line with this reason.

      Keep it only for a fixed term below the legal minimum. If the reason is missing or not true at the end, the lease counts as open-ended.

  4. 4.Rent and payment

    1. 4.1

      The rent is NOK Monthly rent in NOK per month. Rent is paid in advance no later than the Day of the month the rent is due of each month to account no. Landlord's account number for rent.

      Rent may not be paid more than one month in advance. A due date on a weekend, public holiday, 1 May or 17 May moves to the next working day.

    2. 4.2

      The following services are included in the rent: Services included in the rent.

  5. 5.Electricity, heating, water and sewage

    1. 5.1

      Electricity and heating: Electricity and heating.

      Choose one: included in rent, the tenant's own meter and contract, or a monthly advance settled against actual costs at least once a year.

    2. 5.2

      Water and sewage charges: Water and sewage charges.

      A separate water charge is allowed only for metered use, as an advance settled once a year. The tenant can ask for yearly accounts of costs and their split.

    3. 5.3

      No other or larger sums of money may be charged than those that follow from sections 3-1 and 3-4 to 3-6 of the Tenancy Act.

  6. 6.Rent adjustment

    1. 6.1

      Either party may demand that the rent be changed in line with the change in the consumer price index, no earlier than one year after the last rent setting and with at least one month's written notice, see section 4-2 of the Tenancy Act.

    2. 6.2

      If the tenancy has lasted at least two years and six months with no change other than index adjustment, either party may demand that the rent be set at the prevailing market rent under section 4-3 of the Tenancy Act.

      The change takes effect at the earliest 6 months after the written demand.

  7. 7.Deposit

    1. 7.1

      The tenant pays a deposit of NOK Deposit in NOK as security for unpaid rent, damage to the home, eviction costs and other claims under the lease.

      The cap is 6 months' rent, including any guarantee. 3 months is common.

    2. 7.2

      The deposit is placed in a separate deposit account in the tenant's name with Bank for the deposit account. The landlord pays the cost of opening the account. Neither party can use the money alone while the tenancy lasts. The interest belongs to the tenant.

      After the tenancy, the bank releases the money on the other party's written consent or a final decision.

  8. 8.Use of the home and house rules

    1. 8.1

      The home is to be used as a home for the tenant and the tenant's household. The tenant must treat the home with due care and follow normal house rules and reasonable instructions from the landlord. House rules in force: House rules attached.

      Name the condominium or cooperative rules, if any.

    2. 8.2

      Pets: Pets allowed. Smoking indoors: Smoking indoors.

      Even under a pet ban, the tenant may keep an animal when there are good reasons and it causes no nuisance (§ 5-2).

    3. 8.3

      The tenant has the right to take into the household a spouse or cohabitant, the tenant's own or the spouse's or cohabitant's relatives in direct ascending or descending line, and foster children. Taking in other persons and subletting require the landlord's approval under the rules in chapter 7 of the Tenancy Act.

      The landlord may refuse a new household member, a part sublet, or a sublet in an absence of up to 2 years only for an objective reason or clear overcrowding.

  9. 9.Maintenance and damage

    1. 9.1

      The landlord keeps the home and the property in the condition the tenant is entitled to. The tenant maintains door locks, taps, toilets, electrical sockets and switches, the water heater and the fixtures, and tests smoke alarms and fire extinguishing equipment and replaces batteries.

      This is the legal split in § 5-3. If an item belonging to the landlord must be replaced, the landlord pays unless otherwise agreed.

    2. 9.2

      The tenant must report at once any damage that must be repaired without delay, and other damage within reasonable time. The tenant may not alter the home without the landlord's consent.

  10. 10.Landlord's access

    1. 10.1

      The tenant gives the landlord access to the home to the extent necessary for inspection and required maintenance. The landlord gives reasonable notice in advance, except where action is needed to prevent damage and notice is not possible.

  11. 11.Notice

    1. 11.1

      The landlord's notice period is Landlord's notice period months and the tenant's notice period is Tenant's notice period months, counted to the end of a calendar month.

      In a fixed-term lease, keep this clause only if the parties agree that the lease can be terminated during the term.

    2. 11.2

      The landlord's notice must be in writing and reasoned, and must state that the tenant may object in writing within one month of receipt, and that otherwise the tenant loses the right to claim the notice is unlawful and the landlord may then apply for eviction under section 13-2 (3) (c) of the Enforcement Act, see sections 9-5, 9-7 and 9-8 of the Tenancy Act.

      A landlord's notice that lacks these statements is void.

  12. 12.Return of the home

    1. 12.1

      When the tenancy ends, the tenant returns the home with the keys, tidied and cleaned and in the same condition as at handover, except for normal wear and tear and defects the landlord must repair. The parties sign a move-out report.

    2. 12.2

      Before moving out, the tenant gives prospective tenants reasonable access for viewings.

  13. 13.Eviction and special enforcement basis

    1. 13.1

      The tenant accepts that eviction may be demanded if the rent is not paid within 14 days after a written notice under section 4-18 of the Enforcement Act has been sent, see section 13-2 (3) (a) of the Enforcement Act.

      The landlord can then apply to the enforcement officer without a judgment. The notice must say that paying rent, costs and interest before eviction avoids it.

    2. 13.2

      Optional

      For a fixed-term lease, the tenant accepts that eviction may be demanded when the term has expired, see section 13-2 (3) (b) of the Enforcement Act.

      Keep it for a fixed-term lease. Delete it for an open-ended lease.

  14. 14.Energy certificate, radon and fire safety

    1. 14.1

      Before signing, the tenant received a copy of the home's energy certificate: Energy rating and certificate date.

    2. 14.2

      Radon measurement in the home: Radon measurement result and date.

      Give the annual mean, measured by Strålevernet's procedure. If the owner lives elsewhere, radon above 100 Bq/m³ must be reduced and may not exceed 200 Bq/m³.

    3. 14.3

      The landlord has shown the tenant the fire safety equipment and routines in the home.

  15. 15.Special terms

    1. 15.1

      The parties have also agreed: Other agreed terms. Terms that are less favourable to the tenant than the Tenancy Act do not apply.

    2. 15.2

      Disputes about the tenancy may be brought before the Rent Disputes Tribunal (Husleietvistutvalget).

      A housing lease dispute goes to the tribunal, not to the conciliation board. An arbitration clause binds only if agreed after the dispute arose.

  16. 16.Annexes and signatures

    1. 16.1

      Annexes: Annexes. The lease is made in two copies, one for each party.

    2. 16.2

      Place: Place of signature. Date: Date of signature. Signature of the landlord. Signature of the tenant.

      Each co-tenant signs. A tenant under 18 needs a guardian to sign.

Formalities

  1. The lease may be oral, but either party can demand it in writing.
  2. Make two signed originals, one for each party. Electronic signing is possible.
  3. No registration or stamp duty applies.
  4. Before signing, the landlord must give the tenant the home's energy certificate.
  5. A landlord who does not live in the home must keep radon below the limits in the radiation regulation.
  6. The deposit goes into a separate deposit account in the tenant's name, opened at the landlord's cost.

Common mistakes

  • Signing a fixed-term lease under 3 years with no lawful reason in writing. It then counts as open-ended, and the landlord can end it only on the Act's grounds.
  • Not saying whether a fixed-term lease can end early. If it does not allow it and the landlord gave the written warning, neither party can end it early.
  • Paying the deposit into the landlord's own account. It must go into a separate account in the tenant's name, and neither party can withdraw it alone.
  • Adding fees for keys, cleaning or administration. The Act forbids payments other than those it lists.
  • Raising rent more often than once a year, or by more than the consumer price index, without the 2.5-year market rule. The excess can be reclaimed with interest.
  • Leaving out the eviction clause. Without a written clause, the landlord needs a court judgment to evict for unpaid rent.
  • Entering the home without notice. Except in an emergency, the landlord must give reasonable notice before an inspection or works.
  • Ignoring a tenant's written request to take in a household member or to sublet. No answer within 1 month counts as approval.

Legal basis

Sources

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