5 Finding a place to live
Renting or owning
Different kinds of housing
Most housing in Denmark consists of multi-storey apartments, terraced houses or detached houses. Housing comprises rented accommodation, cooperative housing and owner-occupied housing. The majority of rented accommodation is to be found in multi-storey buildings. Many are built in large blocks of flats grouped together in urban areas in the major cities. Rented accommodation is privately owned or owned by a subsidised housing association.
Owner-occupied apartments and detached houses
Owner-occupied apartments, terraced houses and detached houses can be purchased. Most detached houses are single-family homes which have been built on their own plot of land. In the larger towns and cities, owner-occupied housing is usually very expensive.
Check the ads or ask around
In many parts of the country, finding accommodation can be difficult. If you want to find accommodation, you can:
- Consult your municipal authority housing office.
- Put your name down on a building association waiting list.
- Check the ads in the daily newspapers, local papers or special housing newspapers. You can also place an ad stating that you are looking for accommodation.
- Search the Internet. Here, you can place a free ad. You can gain free access to the Internet at your local library.
- Look up under the "Accommodation section" in the yellow pages of your telephone directory or log onto www.degulesider.dk.
- Put a notice up at local supermarkets.
- Ask family, friends and acquaintances.
Rented accommodation
Social or private housing
Rented accommodation is either privately owned or owned by a non-profit building association. You can put your name down on a waiting list for an apartment. This means that you can rent the apartment when your name appears at the top of the list. But this may take many years. Ask a housing association.
Your municipal authority can refer you
Your municipal authority has a number of subsidised housing apartments at its disposal. You might be able to find an apartment in this way. Ask your municipal authority.
Privately-owned apartments rarely have waiting lists
Privately-owned housing associations rarely have waiting lists. Here, it is the owner who decides who is to rent the vacant apartment.
Tenancy agreement
Rights and duties
Both the tenant and the owner have rights and duties. These are set out in the Danish Rent Act. The Act includes the rules regarding termination of the lease. As a tenant, you normally have to give three months' notice. And the landlord can not suddenly evict you onto the street for failing to fulfil your duties.
The Danish Rent Act also contains rules relating to the level of rent, apartment maintenance and the number of people who are allowed to live in the apartment.
Many live in their houses
In Denmark, 63% of the population live in single-family houses. This is particularly true of couples with children, the vast majority of whom own their own homes. Most single-family homes have adjoining land. Some are terraced houses.
About 30% live in an apartment in a block of flats. Most blocks of flats are rented accommodation.
Some live in community housing where each person has their own room and shares expenses, cooking and other domestic chores.
Many young people share apartments or rent rooms from private house owners.
Students can rent rooms in a student residence. A student residence houses many students with each student having his own room. Usually, each room has its own toilet and bathroom, while residents share the kitchen and common room.
You are entitled to a tenancy agreement
In accordance with the Danish Rent Act, it is your right to demand a tenancy agreement stating the conditions agreed by you and your landlord. Among other things, the tenancy agreement must state how much notice you have to give when terminating the lease. And it must state in what condition the apartment must be left when you vacate it.
Be sure to have both names on the tenancy agreement
If you are a husband and wife couple who are to live together in the same apartment, make sure that both your names are on the tenancy agreement. This will ensure that one of the parties can remain in the apartment if the other party leaves or the couple gets divorced.
Check the apartment for faults and flaws
Do not sign the tenancy agreement before you have read the small print. And not before you and the landlord have gone through the apartment to check for any flaws and faults.
If the apartment has flaws and faults, write them down, either in the tenancy agreement or on an alternative piece of paper which should then be signed by you and the landlord. If you discover flaws and faults in the apartment after moving in, you should contact the building caretaker within the first 14 days. This will ensure that you will not have to pay for damage you have not caused.
Deposit or lease premium
Agree on the deposit with the landlord
You should expect to pay a deposit or lease premium before or together with the first month's rent. The size of the deposit or premium is to be decided by you and the landlord.
The landlord can use the deposit or premium to cover the cost of damages to the apartment. However, if you leave the apartment in the same condition as you found it, the landlord must refund the full deposit or premium amount when you vacate the apartment.
How many tenants?
There may be certain limits
In the tenancy agreement, some landlords stipulate the maximum number of tenants that can occupy an apartment. And municipal authorities can choose to adopt a policy restricting the number of people in each living room area to two people. Ask your municipal authority about what rules apply.
Rent subsidy
Apply to your local authority for a loan and a rent subsidy
You can apply to your municipal authority for a deposit loan for your rented accommodation. The authority will assess your request on the basis of your financial and social situation. You are required to pay back the loan.
As a tenant, you can also apply to your municipal authority for a rent subsidy. This is called rent subsidy. The authority will calculate this on the basis of:
- The number of people living in the apartment.
- The size of the apartment.
- The amount of rent.
- The size of the total household earnings.
Pensioners can apply for a special housing allowance.
Complaints
If you are dissatisfied with the municipal authority's decision regarding a deposit loan or rent subsidy, you can complain. The letter from the municipal authority must contain complaint guidelines explaining where and when you can file your complaint.
Advice
Speak to a housing advisor
Some large non-profit housing associations have their own housing advisors. Here you can get useful advice regarding your accommodation and help in understanding letters relating to your accommodation.
Cooperative housing
You have to pay a share as well as rent
A cooperative dwelling consists of one or more houses or one or more apartments owned and administered by a cooperative housing society. The cooperative housing society owns the property. When you buy a share of the property, you gain the right of use to a part of the property owned by the association. In addition to the share, you must also pay rent to the housing society.
Rules and activities
As a cooperative member, you automatically become a member of the housing society. As a cooperative housing member you have the right to participate in and vote at the society's annual meeting. At the annual meeting, the members decide what rules shall apply within the association. The annual meeting also decides when and how the building is to be maintained and improved.
Subletting and exchanging apartments
Letting from the tenant
It is possible to rent an apartment from a tenant or a cooperative housing member. This is known as "subletting" and is allowed for a period of two years. Or longer, if the owner or the rules allow.
Exchanging with a tenant
In some rental properties and cooperative housing it is possible to exchange your apartment with other tenants or cooperative housing members. In other words, if you have an apartment you can exchange it with one that is smaller or larger. Or for an apartment in another neighbourhood. Enquire at the building's administration office or ask the cooperative society board whether you can exchange your apartment.
Owner-occupied housing
An owner-occupied dwelling can be a house or an apartment you buy.
Permission to buy real property
If you do not reside in Denmark or have not previously lived in the country for a minimum of five years, you will need permission from the Ministry of Justice to purchase an owner-occupied home. You must send an application to the Ministry of Justice, enclosing information about the property you wish to purchase together with a copy of your residence permit. You can expect to be granted permission if you intend to use the property as your permanent residence. If you are an EU citizen, you can purchase your owner-occupied property without permission from the Ministry of Justice if you intend to use the property as your permanent residence.
Estate agents
Most owner-occupied properties are sold through an estate agent. Check ads in the newspapers, on the Internet, or check with an estate agent in the area where you intend to buy the property.
The estate agent is first and foremost the seller's representative but can also advise the buyer about his purchase rights.
Always use a lawyer
It is a good idea to use a lawyer. This will ensure that your interests are safeguarded.
Loan - bank or mortgage credit
You can borrow money from a mortgage lender* to buy your house or apartment. You can borrow money from a bank to buy your housing society dwelling. The mortgage lender or bank will assess your ability to repay the loan before approving it. It is important that you are employed and earn a regular salary.
Electricity, heating and water
In addition to rent, loan or mortgage payment, you will have to pay for electricity, heating and water. You pay according to the amount you use. There are meters on the property. Electricity is supplied by a private electricity company, while heating comes from a municipal or private heating plant. Large residential buildings may have their own heating plant. If you own your home, you will normally pay your water bill together with your property tax.
Costs are high
In Denmark, electricity, water and heating are expensive. This is because society wants to limit energy consumption in order to protect the environment. You can save on electricity, water and heating by:
- Turning off the light when you leave a room.
- Using low-energy light bulbs. They are more expensive than standard light bulbs but they last ten times as long.
- Take a shower instead of a bath.
- Wash up using a washing-up basin - instead of running water.
- Buy refrigerators, freezers and washing machines that only use a small amount of water and energy. The appliance energy labelling will specify the amount of energy and water used as well as the efficiency of the appliance. Energy consumption uses a scale from A to G, where A stands for the lowest energy consumption. Read more about energy labelling in Chapter 9, Economy and consumption.
Joint expenses
If you live in an apartment which you own or rent, or if you live in a cooperative housing society property, you and your neighbours jointly pay towards the cost of a caretaker and the maintenance of the building and the common areas. If you live in rented accommodation, the joint expenses are included in the rent.
Caretaker
Most rented accommodation and cooperative housing societies have a caretaker who is responsible for looking after practical tasks such as the maintenance of common areas. In subsidised housing, the caretaker may also carry out minor repairs to apartments or call in a tradesman to carry out the work.
Resident democracy
In subsidised housing
Subsidised housing operates a policy of tenant democracy. This means that the tenants elect representatives to a tenant committee or a tenants' association* board. Tenant representatives can approve house rules and initiate common activities. They may also influence the design and appearance of common areas.
Tenant influence in private buildings
In large rental housing projects, tenants can elect representatives to represent their interests in relation to the landlord. Tenant representatives have the right to examine the property accounts and must be consulted before the landlord can increase the rent or begin carrying out major renovation.
You can play a part
As a housing estate tenant, you can help elect representatives to different kinds of tenant groups. For example, it might be a tenant committee in a rental housing building, a board in a cooperative housing society or a homeowner's association* for private homeowners. You can take part in meetings and activities arranged by the tenants. And you can be active, either as an elected tenant representative or by suggesting activities for children and adults. In this way you can get to meet your neighbours and help to shape your housing area.
Tenant areas and common rooms
For meetings and parties
Some private and housing association projects and the majority of subsidised housing projects have their own tenant areas and common rooms where tenants can meet. Tenants can often rent these areas if, for example, they want to hold a party.
Housing and housing area regulations
If in doubt, ask
Most rental housing and housing societies have their own house rules. These are either established by the owner or by the tenants. House rules typically deal with such issues as the washing of stairs, pets, noise, parking of bicycles and prams.
If you are in doubt about the rules, ask your caretaker or a neighbour.
Conflicts can be resolved
Wherever there are people, the potential exists for conflict. If you come into conflict with your neighbour, try and talk to them as soon as possible. If this does not work, speak to the caretaker or the board, if one exists. Or with the homeowner's association or housing association, depending on the kind of building in which you live.
Get help
If you have a disagreement with your landlord regarding maintenance, property exchange or subletting, for example, try and seek help from your caretaker or board in resolving the conflict. If this does not help, you can register a complaint.
If you live in subsidised housing, you can complain to a special tenants' complaints board for tenants in subsidised housing societies. Ask your tenants' association or your municipal authority.
Municipal authorities have a rent control board*. Here you can register a complaint if you live in privately-owned housing and the conflict concerns rent or house rules. Ask your municipal authority.
Cleaning and refuse
As a tenant, you are responsible for cleaning and tidying up. Make a note of the building's or the residential area's rules for cleaning and refuse.
Standard refuse
Your municipal authority sees to it that standard household refuse is collected from your residential area once a week. Garden waste and bulk scrap is also collected several times a year. Bulk scrap may be furniture and used white goods.
Municipal waste recycling centres*
Municipal authorities have waste recycling centres where residents can dispose of garden waste and bulk scrap. This is the place to dispose of environmentally hazardous waste such as paint, oil, batteries and electrical appliances. Ask your municipal authority about what rules apply.
Aerial schemes
Communal aerial schemes in rented accommodation
Most rented accommodation and housing society dwellings have a communal aerial scheme that you automatically subscribe to when you move in. This may either be cable TV or a common aerial installation. Usually, you pay for the aerial scheme together with the rent.
You may only erect an aerial if you have obtained permission from the houseowner or the cooperative housing society.
Some homeowner's associations operate communal aerial schemes.
If you live in owner-occupied accommodation, you may have access to cable TV, or it may be that the homeowner's association operates a communal aerial scheme. Otherwise, you can erect your own aerial.
Aerial associations decide the channels
Many communal aerial schemes are set up by an aerial association. Here you can help to choose which TV channels you can view in your local area. Throughout the country it is possible to watch regional, national and a number of foreign TV channels.
If you have a radio, TV or computer that can receive radio and TV, you have to pay a special fee known as a media licence* twice a year. Read more about media licences in Chapter 10, Culture and leisure time.
Converting property
Rules governing electricity, heating and water
If you are a homeowner, you can convert the inside of your home as much as you want. There are, however, certain rules regarding electricity, heating and water. Some of these installations may only be carried out by authorised tradesmen. If you do not comply with regulations, your insurance will not cover you in the event of an accident.
Ask your municipal authority
If you want to convert the outside of your house by building an attic or a balcony, for example, or if you want to erect an outbuilding or build a carport, you must comply with a number of laws and regulations. Contact your municipal authority before you begin.
Cooperative housing members must inform the board
If you are a member of a cooperative housing project, you must find out whether cooperative housing society regulations contain special restrictions before commencing conversion work.
Tenants must agree on changes with the landlord.
If you are the tenant, you must make arrangements with the landlord or the building management office* before commencing any conversion work.
You may plumb in a washing machine or dishwasher if the installations are approved.
Insurance
Theft, fire and water damage
If you take out a contents insurance policy, your furniture, books, clothes, stereo system, TV and many other personal contents will be covered in the event of theft or damage caused by fire or water, for example. Theft must be reported to the police immediately otherwise your insurance company will not pay out compensation.
You can choose to take out a "family policy" which covers third party liability insurance, damage and theft.
You can find the addresses of insurance companies in the telephone directory or by logging onto www.degulesider.dk.
Even if you are a tenant occupying a room in a house or an apartment, you must insure your own personal contents.
Moving
Let people know when you move
All municipal authorities have a registry of residents. If you move, you must therefore inform your municipal authority. This must be done no later than five days after moving. You can do this electronically by logging onto www.borger.dk. You can also obtain a special folder from your local post office containing all the necessary papers.