2025-11-192025/26:CU5 · p.1CUCivil law & housing
Government bill
An improved model for presumption rent – retroactive application of the new rules
What's at stake: The decision affects landlords and tenants who already have presumption-rent agreements in place, with consequences for how rent can be adjusted for the remainder of a presumption period that can last up to 15 years.
Case texts and AI reasoning are AI-translated from the Swedish originals; the Swedish text is authoritative.
What the vote decides
The question is whether the new rules on presumption rent should apply retroactively to rental agreements and negotiated settlements already entered into, or whether the older provisions should continue to apply to these until they expire.
Yes Yes — the committee proposal
The committee endorses the government's proposal that the new rules should apply retroactively to presumption-rent agreements and rental contracts already entered into. The reason given is that any other arrangement would mean two parallel sets of rent-adjustment rules applying for up to 15 years, making the rent-setting system even harder to navigate and more complicated for negotiating parties to deal with.
No No — the reservations
Reservation 1 (V, MP)
The reservation holds that it is a fundamental principle that new civil legislation should not apply to agreements entered into before it takes effect. Several consultation bodies have opposed retroactive application, a view the reservation shares; the argument about two parallel systems is not seen as sufficient, and there is no evidence that retroactive application would benefit new construction. Older provisions should therefore continue to apply to presumption-rent agreements and negotiated settlements entered into before the new rules take effect.
Summarised from the committee report. Party labels in the summary come from the report, not from the vote.
What do the votes mean here?
Yes The committee proposal: adopting the government's legislative proposal and rejecting the motions (keeping things as they are).
No Backing the counter-proposal: reservation 1 by V, MP.
Abstain The party marks a position of its own that is not one of the two final alternatives.
What each plan points to — and how the party voted
For each party: the vote its own election manifesto and party programme point to in this case, next to how the party actually voted. A plan can only point to Yes or No; a party can also abstain.
| Plan | Vote | Confidence | Evidence | ||
|---|---|---|---|---|---|
| V | No | No 0/18/0/4 | follows the plan | confidence: medium | not addressed |
| S | No | Yes 93/0/0/13 | departs from the plan | confidence: low | not addressed |
| MP | No | No 0/15/0/3 | follows the plan | confidence: low | not addressed |
| C | No | Yes 19/0/0/5 | departs from the plan | confidence: medium | not addressed |
| L | No | Yes 13/0/0/3 | departs from the plan | confidence: medium | not addressed |
| KD | No | Yes 16/0/0/3 | departs from the plan | confidence: medium | not addressed |
| M | No | Yes 60/0/0/8 | departs from the plan | confidence: medium | not addressed |
| SD | No | Yes 61/0/0/11 | departs from the plan | confidence: low | not addressed |
Committee proposal
The Riksdag adopts the government's proposal for 1. an act amending the Land Code, 2. an act amending the Act (1973:188) on Lease Committees and Rent Committees, 3. an act amending the Rent Negotiation Act (1978:304), 4. an act amending the Act (2022:1657) on dispute resolution within the framework of certain collective rent negotiations. The Riksdag hereby approves proposition 2024/25:192 points 1-4 and rejects motions 2025/26:175 by Malcolm Momodou Jallow et al. (V) amendment 1 and 2025/26:210 by Amanda Palmstierna et al. (MP).
Original (Swedish)
Riksdagen antar regeringens förslag till 1. lag om ändring i jordabalken, 2. lag om ändring i lagen (1973:188) om arrendenämnder och hyresnämnder, 3. lag om ändring i hyresförhandlingslagen (1978:304), 4. lag om ändring i lagen (2022:1657) om tvistlösning inom ramen för vissa kollektiva hyresförhandlingar. Därmed bifaller riksdagen proposition 2024/25:192 punkterna 1-4 och avslår motionerna 2025/26:175 av Malcolm Momodou Jallow m.fl. (V) yrkande 1 och 2025/26:210 av Amanda Palmstierna m.fl. (MP).
Riksdag decision: The rules for rent-setting for newly built apartments, so-called presumption rents, are to become more flexible. The Riksdag approved the government's proposal for legislative changes concerning presumption rents. Presumption rent is often applied in new construction and means that the rent is determined for the first 15 years. During this time, the rent is usually not increased as much as for apartments with use-value rents. This means that the move-in rent for new construction today is usually higher than on the rental market otherwise. With the new rules, there are to be greater opportunities to adjust presumption rents continuously during the rental period. According to the proposal, this is to create both better conditions for building rental housing and enable lower move-in rents for tenants. Another part of the proposal is that tenants are to have greater opportunities to influence the design of the apartment themselves – and thus the rent – through requests for add-ons or opt-outs. To enable necessary modernizations of a property, the rent may also be changed taking into account a substantial interest. Disputes concerning initial presumption rents and continuous adjustments of such rents are, according to the government's proposal, to be able to be resolved with the help of a so-called arbitrator appointed by the Rent Committee. The legislative changes come into force on January 1, 2026.
Counter-proposals
- The counter-proposal wants older regulations to apply to rental agreements concluded before the law takes effect. (V, MP) — Reservation 1
Plan vs actual vote
Every party, in chamber order: what its own plan pointed to, how it voted, and the reasoning behind both. Highlighted rows are where the two differ — but a vote that follows the plan is a result too, so the reasoning is there for every party.
The plan establishes that tenants need strong support in legislation and is directed at the owner interests that benefit from housing shortage through high rents.
Plan documents: party programme · 2022 manifesto
Reasoning and quotes
The plan establishes that tenants need strong support in legislation and is directed at the owner interests that benefit from housing shortage through high rents. That new rules for adjustment of presumptive rent are applied retroactively to already concluded contracts changes conditions for sitting tenants in hindsight, which the plan's tenant line speaks against. That older provisions apply to contracts concluded before coming into force thus aligns with the plan.
Original (Swedish)
Planen slår fast att hyresgäster behöver ett starkt stöd i lagstiftningen och riktar sig mot de ägarintressen som vinner på bostadsbristen genom höga hyror. Att nya regler för justering av presumtionshyra tillämpas retroaktivt på redan ingångna avtal ändrar villkoren för sittande hyresgäster i efterhand, vilket planens hyresgästlinje talar emot. Att äldre bestämmelser får gälla för avtal ingångna före ikraftträdandet ligger därför i linje med planen.
- strong tenant support in lawdecisive»Hyresgäster behöver ett starkt stöd i lagstiftningen för att tillsammans stå starka och försvara sina intressen.« (party programme ↗)“Tenants need strong support in legislation to stand together and defend their interests.”
- against owner interests in housing shortage»Mot det står de ägarintressen som vinner på bostadsbristen genom höga hyror och bostadspriser.« (party programme ↗)“Against this stand the owner interests that benefit from housing shortage through high rents and housing prices.”
- stop for market rents»Vänsterpartiet drog upp en gräns och stoppade marknadshyrorna sommaren 2021.« (2022 manifesto ↗)“The Left Party drew a line and stopped market rents in summer 2021.”
The plan safeguards the principle of the rule of law, which speaks against new civil law legislation being given effect to contracts entered into before its coming into force.
Plan documents: party programme
Reasoning and quotes
The plan safeguards the principle of the rule of law, which speaks against new civil law legislation being given effect to contracts entered into before its coming into force. The plan also defends the collective rent-setting model and the role of public housing for reasonable rents, and views housing as a social right. The counter-proposal's demand that older provisions shall apply to previously entered contracts is therefore supported, but on derived basis.
Original (Swedish)
Planen slår vakt om rättsstatens principer, vilket talar emot att ny civilrättslig lagstiftning ges verkan på avtal som ingåtts före ikraftträdandet. Planen försvarar också den kollektiva hyressättningsmodellen och allmännyttans roll för rimliga hyror, och ser bostaden som en social rättighet. Motförslagets krav att äldre bestämmelser ska gälla för tidigare ingångna avtal stöds därför, men på härlett underlag.
- rule of law principlesdecisive»Slå vakt om rättsstatens principer.« (party programme ↗)“Uphold the principles of the rule of law.”
- collective rent-setting»Försvar för den kollektiva hyressättningsmodellen.« (party programme ↗)“Defence of the collective rent-setting model.”
- public provision and reasonable rents»Allmännyttiga bostadsföretag i alla kommuner som bidrar till god bostadsförsörjning« (party programme ↗)“Public housing companies in all municipalities contributing to good housing provision”
- housing as social right»Bostaden är en social rättighet.« (party programme ↗)“Housing is a social right.”
The plan takes no explicit position on what the committee actually decided — often because the committee's reason was procedural. The stance is derived and fully cited, but it does not show the party broke a commitment.
The plan wants to re-establish housing as a social right, build rental apartments with reasonable rents and strengthen the position of tenants.
Plan documents: party programme · 2022 manifesto
Reasoning and quotes
The plan wants to re-establish housing as a social right, build rental apartments with reasonable rents and strengthen the position of tenants. Applying new rent-setting rules retroactively to already concluded contracts reduces predictability for those already living in the apartments, and the plan requires that new legislation is carefully tested on the basis of legal certainty. The plan does not specifically address presumptive rents, which is why the assessment is uncertain.
Original (Swedish)
Planen vill återupprätta bostaden som en social rättighet, bygga hyresrätter med rimliga hyror och stärka hyresgästernas ställning. Att nya hyressättningsregler tillämpas retroaktivt på redan ingångna avtal försämrar förutsägbarheten för dem som redan bor i lägenheterna, och planen kräver att ny lagstiftning prövas noggrant utifrån rättssäkerhet. Planen behandlar inte presumtionshyror särskilt, varför bedömningen är osäker.
- housing as a social rightdecisive»Miljöpartiet vill återupprätta bostaden som en social rättighet.« (party programme ↗)“The Green Party wants to re-establish housing as a social right.”
- reasonable rents»bygga fler klimatsmarta hyresrätter med rimliga hyror« (2022 manifesto ↗)“build more climate-smart rental apartments with reasonable rents”
- strengthened tenant position»stärka hyresgästernas ställning vid renovering« (2022 manifesto ↗)“strengthen the position of tenants during renovation”
- legally secure legislation»prövas noggrant utifrån rättssäkerhet och grundläggande fri- och rättigheter.« (party programme ↗)“carefully tested on the basis of legal certainty and fundamental freedoms and rights.”
The plan establishes that arbitrary interference with property rights undermines confidence and long-term thinking in society, and that the economy must have set and predictable rules of the game.
Plan documents: party programme · 2022 manifesto
Reasoning and quotes
The plan establishes that arbitrary interference with property rights undermines confidence and long-term thinking in society, and that the economy must have set and predictable rules of the game. Allowing new rent-setting rules to take effect retroactively on already concluded agreements is precisely such an interference in what the parties have agreed upon. The counter-proposal's demand that older provisions shall apply to agreements concluded before the entry into force is therefore in line with the plan.
Original (Swedish)
Planen slår fast att godtyckliga ingrepp i äganderätten underminerar förtroendet och långsiktigheten i samhället, och att ekonomin ska ha givna och förutsägbara spelregler. Att låta nya hyressättningsregler slå igenom retroaktivt på redan ingångna avtal är just ett sådant ingrepp i vad parterna kommit överens om. Motförslagets krav på att äldre bestämmelser ska gälla för avtal som ingåtts före ikraftträdandet ligger därför i linje med planen.
- protection against arbitrary interferencedecisive»Brott mot äganderätten, med konfiskatoriska och godtyckliga beskattningar och ingrepp, underminerar förtroendet och långsiktigheten i samhället.« (party programme ↗)“Violation of property rights, with confiscatory and arbitrary taxation and interference, undermines confidence and long-term thinking in society.”
- predictable rules of the game»Ekonomin ska ha givna och förutsägbara spelregler« (party programme ↗)“The economy must have set and predictable rules of the game”
- rule-of-law principles»Rättsstaten och individens rättigheter gentemot staten måste försvaras. Vi säger därför nej till visitationszoner, kollektiv bestraffning, omvänd bevisbörda, anonyma vittnen, preventiv avlyssning och inskränkningar av religionsfriheten.« (2022 manifesto ↗)“The rule of law and the individual's rights against the state must be defended. We therefore say no to search zones, collective punishment, reversed burden of proof, anonymous witnesses, preventive tapping and restrictions on freedom of religion.”
- clear enforceable rights»Vi vill se en rättighetslagstiftning, ett tydligt samhällskontrakt med utkrävbara rättigheter.« (party programme ↗)“We want to see a rights legislation, a clear social contract with enforceable rights.”
The plan takes no explicit position on what the committee actually decided — often because the committee's reason was procedural. The stance is derived and fully cited, but it does not show the party broke a commitment.
The plan requires that changes to the rent-setting system are combined with rules that give long-term predictable conditions for the parties, and that laws and regulations protect property rights and legal security.
Plan documents: party programme
Reasoning and quotes
The plan requires that changes to the rent-setting system are combined with rules that give long-term predictable conditions for the parties, and that laws and regulations protect property rights and legal security. Allowing new rules to apply to already-concluded agreements on presumed rent conflicts with that predictability. The counter-proposal's requirement that older provisions apply to agreements concluded before the entry into force thus aligns with the plan.
Original (Swedish)
Planen kräver att förändringar av hyressättningssystemet kombineras med regler som ger långsiktigt förutsebara villkor för parterna, och att lagar och regler slår vakt om äganderätt och rättssäkerhet. Att låta nya regler slå igenom på redan ingångna avtal om presumtionshyra strider mot den förutsebarheten. Motförslagets krav på att äldre bestämmelser gäller för avtal ingångna före ikraftträdandet ligger därmed i linje med planen.
- predictable rental conditionsdecisive»hyresgäster långsiktigt förutsebara villkor och ett skydd mot plötsliga höjningar av hyran för den« (party programme ↗)“tenants long-term predictable conditions and protection against sudden rent increases for the”
- legal security and property rights»slå vakt om äganderätt, konkurrens på lika villkor, rättssäkerhet och att enskilda människor har« (party programme ↗)“protect property rights, competition on equal terms, legal security and that individual people have”
- security rules when changing systems»Förändringar av bruksvärdessystemet måste kombineras med regler som ger« (party programme ↗)“Changes to the use-value system must be combined with rules that provide”
- free rent-setting in new production»Fri hyressättning ska tillåtas i nybyggnation.« (party programme ↗)“Free rent-setting shall be permitted in new construction.”
The plan takes no explicit position on what the committee actually decided — often because the committee's reason was procedural. The stance is derived and fully cited, but it does not show the party broke a commitment.
The plan requires long-term rules and establishes that property rights are a human right that must not be undermined, which argues against new civil law regulations being applied to contracts already made.
Plan documents: party programme
Reasoning and quotes
The plan requires long-term rules and establishes that property rights are a human right that must not be undermined, which argues against new civil law regulations being applied to contracts already made. According to the plan, the civil law foundation of market economy is voluntary agreements between independent actors, and the terms of such agreements should not be changed retroactively. The counter-proposal's requirement that older provisions shall apply to already concluded rental agreements and negotiation agreements is therefore supported by the plan.
Original (Swedish)
Planen kräver långsiktiga spelregler och slår fast att äganderätten är en mänsklig rättighet som inte får urholkas, vilket talar emot att ny civilrättslig reglering görs tillämplig på avtal som redan ingåtts. Marknadsekonomins civilrättsliga grund är enligt planen frivilliga avtal mellan självständiga aktörer, och sådana avtals förutsättningar bör inte ändras i efterhand. Motförslagets krav på att äldre bestämmelser ska gälla för redan ingångna hyresavtal och förhandlingsöverenskommelser stöds därför av planen.
- long-term rulesdecisive»Det är viktigt att de regler staten ställer upp för företagen är långsiktiga.« (party programme ↗)“It is important that the rules the state sets up for businesses are long-term.”
- property rights as a right»Rätten till egendom är en mänsklig rättighet« (party programme ↗)“The right to property is a human right”
- contractual freedom as foundation»Marknadsekonomins civilrättsliga grundvalar är frivilliga och ofta informella avtal mellan« (party programme ↗)“The civil law foundations of market economy are voluntary and often informal agreements between”
The plan takes no explicit position on what the committee actually decided — often because the committee's reason was procedural. The stance is derived and fully cited, but it does not show the party broke a commitment.
The plan is built on individual ownership and contractual freedom and on public power exercise being governed by law and characterized by predictability.
Plan documents: party programme
Reasoning and quotes
The plan is built on individual ownership and contractual freedom and on public power exercise being governed by law and characterized by predictability. Allowing new rental rules to take effect retroactively on already concluded contracts disturbs exactly that predictability and the terms the parties have agreed to. The plan is therefore behind the counter-proposal's demand that older rules should apply to contracts concluded before entry into force.
Original (Swedish)
Planen bygger på enskilt ägande och avtalsfrihet och på att offentlig maktutövning ska vara lagstyrd och präglas av förutsebarhet. Att låta nya hyresregler slå igenom retroaktivt på redan ingångna avtal rubbar just den förutsebarheten och de villkor parterna avtalat om. Planen ligger därför bakom motförslagets krav på att äldre bestämmelser ska gälla för avtal som ingåtts före ikraftträdandet.
- contractual freedomdecisive»på enskilt ägande och avtalsfrihet.« (party programme ↗)“on individual ownership and contractual freedom.”
- predictability in legislation»All offentlig maktutövning ska vara lagstyrd och vägledas av« (party programme ↗)“All public power exercise should be governed by law and be guided by”
- strong property rights»Äganderätten och näringsfriheten ska ha ett starkt skydd i« (party programme ↗)“Property rights and business freedom should have strong protection in”
The plan takes no explicit position on what the committee actually decided — often because the committee's reason was procedural. The stance is derived and fully cited, but it does not show the party broke a commitment.
The plan regards property rights as a necessary prerequisite for societal development and wants to strengthen the Constitution's protection of property rights, while emphasizing long-term and predictable rules for investments.
Plan documents: party programme · 2022 manifesto
Reasoning and quotes
The plan regards property rights as a necessary prerequisite for societal development and wants to strengthen the Constitution's protection of property rights, while emphasizing long-term and predictable rules for investments. The counter-proposal's demand that older provisions should apply to contracts entered into before the entry into force is an application of that predictability. However, the plan does not address rent-setting transition rules, so the assessment is derived.
Original (Swedish)
Planen betraktar äganderätten som en nödvändig förutsättning för samhällsutvecklingen och vill förstärka grundlagens rättighetsskydd för äganderätten, samtidigt som den betonar långsiktiga och förutsägbara spelregler för investeringar. Motförslagets krav på att äldre bestämmelser ska gälla för avtal som ingåtts före ikraftträdandet är en tillämpning av den förutsägbarheten. Planen behandlar dock inte hyressättningens övergångsregler, varför bedömningen är härledd.
- property rightsdecisive»Sverigedemokraterna betraktar äganderätten som en nödvändig förutsättning för en lyckosam samhällsutveckling.« (party programme ↗)“Sweden Democrats regard property rights as a necessary prerequisite for successful societal development.”
- strengthened rights protection»Förstärka grundlagens rättighetsskydd vad gäller yttrandefrihet, äganderätt och frihet från religion« (2022 manifesto ↗)“Strengthen the Constitution's protection of rights regarding freedom of expression, property rights and freedom of religion”
- predictable rules of the game»En förutsättning för att lönsamma investeringar ska kunna göras är en långsiktig politik som tar hänsyn till industrins behov av en förutsägbar process.« (2022 manifesto ↗)“A prerequisite for profitable investments is a long-term policy that considers industry's need for a predictable process.”
- increased housing construction»Öka bostadsbyggandet« (2022 manifesto ↗)“Increase housing construction”
The plan takes no explicit position on what the committee actually decided — often because the committee's reason was procedural. The stance is derived and fully cited, but it does not show the party broke a commitment.
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Sources and documents
- The committee report on riksdagen.se (2025/26:CU5)
- Committee report full text (HD01CU5)
- Per-MP voting data (API)
- Case status (API)
Documents under consideration
- Motion 2025/26:175 — med anledning av prop. 2024/25:192 En förbättrad modell för presumtionshyra av Malcolm Momodou Jallow m.fl. (V)
- Motion 2025/26:210 — med anledning av prop. 2024/25:192 En förbättrad modell för presumtionshyra av Amanda Palmstierna m.fl. (MP)
- Motion 2025/26:274 — med anledning av prop. 2024/25:192 En förbättrad modell för presumtionshyra av Alireza Akhondi m.fl. (C)
- Proposition 2024/25:192 — En förbättrad modell för presumtionshyra
Source: The Swedish Parliament