Finnish Housing Companies Act Amendments Effective 1 October 2026

Amendments to the Finnish Housing Companies Act will enter into force on 1 October 2026. The reform introduces several changes intended to clarify the rights and obligations of housing companies, shareholders and residents, and to provide housing companies with more effective tools for addressing practical issues that have become increasingly common in recent years. 

The key amendments concern the taking of possession of apartments by the housing company, electronic service of notices and decisions, short-term rental activities, the controlled winding-down of housing companies, changes to the basis for maintenance charges, and the allocation of costs for electric vehicle charging points. 

Expanded grounds for taking possession of an apartment 

One of the most significant changes concerns the grounds on which a housing company may take possession of an apartment under company control. Taking possession is a serious and exceptional measure, typically used only where a shareholder or occupant has materially breached their obligations or caused significant disturbance or harm. 

The amendments will expand and clarify the grounds for taking possession in certain disturbance-related situations. This is intended to give housing companies a clearer legal basis for intervening where conduct in or connected with an apartment causes substantial inconvenience or disturbance to other residents or to the housing company. 

At the same time, the procedure will continue to require careful consideration. Taking possession of an apartment remains a far-reaching measure, and housing companies must ensure that the statutory requirements and procedural safeguards are properly observed. 

Electronic service of notices and decisions will be permitted 

The reform will also permit electronic service of notices and decisions concerning the taking of possession of an apartment. This applies, in particular, to warnings and decisions issued as part of the possession-taking procedure. 

Allowing electronic service reflects modern communication practices and may make the procedure more efficient. However, housing companies must still ensure that service is carried out in a legally valid manner and that the recipient has a genuine opportunity to become aware of the notice or decision. 

Short-term rentals brought more clearly within the scope of possession-taking rules 

Short-term rental activities have become more common in housing companies, and in some cases they have led to practical problems. These may include disturbances caused by frequently changing occupants, increased use of common areas, security concerns, or situations where an apartment is used in a manner resembling accommodation business rather than ordinary residential use. 

Under the amendments, the right to take possession of an apartment will also extend to adverse effects caused by short-term rental activities. This does not mean that all short-term renting would automatically be prohibited. Rather, the change gives housing companies clearer tools to intervene where short-term rental use causes concrete and significant harm or disturbance. 

For housing companies, careful documentation will be important. Complaints, disturbances and other adverse effects should be recorded systematically so that any later assessment can be based on clear evidence. 

Controlled winding-down of housing companies will be facilitated 

The amendments will also make it easier to carry out a controlled winding-down of a housing company. This may become relevant where the continued operation of the company is no longer financially or practically viable, for example due to the poor condition of the building, disproportionate repair costs or serious financial difficulties. 

The reform is intended to provide clearer procedures for such situations. It will also take into account special considerations relating to bankruptcy, helping to clarify how the interests of shareholders, creditors and the housing company should be managed in difficult financial circumstances. 

Easier changes to the basis for maintenance charges 

The amendments will make it easier to change the basis for maintenance charges, or company fees, in connection with a change in the intended use of a unit. 

A change in the use of a unit may affect the costs caused to the housing company or the benefit received by the shareholder. The reform is intended to make it easier to adjust the allocation of costs so that it better reflects the changed circumstances and remains fair between shareholders. 

Cost allocation for electric vehicle charging points will be simplified 

The growing use of electric vehicles has increased the need for charging infrastructure in housing companies. In practice, questions have often arisen as to how the costs of installing and maintaining charging points should be allocated, particularly where only some apartments benefit from the arrangement. 

The amendments will simplify the allocation of costs for electric vehicle charging points in situations where the articles of association do not specify a charge basis for the apartments that benefit from the installation. The aim is to make cost allocation more flexible and equitable in cases where the benefit of the investment is limited to certain shareholders or apartments. 

Housing companies should prepare in advance 

Housing companies, boards and property managers should familiarise themselves with the amendments before they enter into force on 1 October 2026. In particular, it will be important to review practices relating to disturbances, short-term rentals, electronic service, possession-taking procedures and electric vehicle charging arrangements. 

Housing companies may also wish to assess whether their articles of association remain up to date and whether internal guidelines are needed, for example in relation to short-term rentals or the documentation of disturbances. 

The reform does not remove the need for case-by-case assessment. However, it provides housing companies with clearer and more practical tools for dealing with situations that can otherwise be difficult to manage. Early preparation will help housing companies apply the new rules in a controlled and legally sound manner.

Sirkka Terho, Partner