lease Nov 3, 2026

Typeformular A10: The Danish Standard Lease Explained

By Bolighub Published Nov 3, 2026 Updated Nov 3, 2026 Reading time: 23 min.
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Updated November 2026. If you are signing a lease for a privately rented home in Denmark today, typeformular A, 10th edition (known as A10) is the authorised standard contract. It was introduced after the new lejelov (Rent Act) came into force on 1 July 2022, and since 1 January 2023 it has been the only valid edition of typeformular A. Since 1 February 2025 there has also been an official English version. The ministry has also sent a new edition of the form out for public consultation, and it is expected to apply from 1 January 2027.

This guide explains what the 2022 Rent Act changed, what is new in A10 compared with the old A9, and what tenants and landlords should keep in mind now that yet another new form is on the way. If you want a walkthrough of the contract’s clauses one by one, read our guide to understanding a Danish rental lease agreement.

Short answer: which lease should you use today?

SituationFormNote
Renting out a flat, house or room privatelyTypeformular A, 10th editionAuthorised standard contract under § 14 of the Rent Act
Tenant and landlord prefer EnglishTypeformular A, 10th edition (ENG)Authorised since 1 February 2025
A tenant in an almen bolig sublets all or part of the homeTypeformular A, 10th editionAccording to the ministry’s guidance
Lease for an almen bolig (non-profit housing association home)Not typeformular AAlmene boliger have their own rules and forms
Contract signed from 1 January 2027Possibly a new editionDepends on the final executive order, see the section on 2027

It is the date of signing that decides which form must be used, not the day the tenancy starts. At least, that was how it worked when A9 was replaced by A10.

What did the new Rent Act change on 1 July 2022?

On 1 July 2022 the old lejelov and boligreguleringsloven (Housing Regulation Act) were repealed and replaced by two new acts:

  • Lejeloven (Act no. 341 of 22 March 2022, in Danish), which governs the relationship between tenant and landlord: the contract, rent, depositum (deposit), maintenance, subletting, termination and moving out.
  • Lov om boligforhold (Act no. 342 of 22 March 2022, in Danish), which contains the public-law rules, for example on huslejenævn (local rent tribunals) and the tasks of the municipalities.

Mainly a consolidation

The main aim was to bring the rules together in one place and make them easier to follow. That is why the biggest change was new section numbers: almost every provision was renumbered. This is the reason the old contract (A9) had to be replaced, as it referred to acts that no longer exist.

The most important changes in substance

There were, however, a few changes in content too. Among those that matter in everyday life:

  • Depositum and forudbetalt leje (prepaid rent) follow the rent down. If the rent is reduced, the landlord must at the same time pay back the corresponding share of the depositum and forudbetalt leje (§ 60).
  • Forudbetalt leje must not exceed the rent for the notice period. This cap applies alongside the limit of no more than 3 months’ forudbetalt leje (§ 59(3)).
  • Clearer responsibility for sublandlords at settlement. A tenant who has sublet must settle up and repay any excess deposit to the subtenant no later than 6 weeks after the sublease ends, or after the huslejenævn has made a final decision (§ 62(2)).
  • Clarifications on gennemgribende forbedrede lejemål (substantially improved tenancies) under § 19(2), and on which properties can have fri leje (freely agreed rent) under § 54.
  • More rules became mandatory, so they cannot be contracted out of in the lease.

The list is not exhaustive. Legal reviews of the act mention further technical clarifications, for example on the landlord’s duty to offer the property to tenants when selling it, and on the concept of improvements.

Changes to the law since 2022 that also affect the contract

The Rent Act has been amended several times since 2022. The most important for new leases:

AmendmentWhat does it mean?
Temporary cap on index-linked increases (Act no. 1311 of 2022)Increases based on the nettoprisindeks (net price index) were capped at 4 percent for the adjustments in 2022 and 2023. The cap no longer applies.
Correction of errors from the consolidation (Act no. 1793 of 28 December 2023, in Danish)Since 1 January 2024, net price index adjustment can once again be agreed in cost-based and substantially improved tenancies.
Unsubsidised private ungdomsboliger (youth/student housing) (Act no. 1790 of 2023)New rules in § 11 on study activity in certain private ungdomsboliger.
Charging points (Act no. 1641 of 2025)New rules on tenants’ right to install charging points for electric cars.

If you have questions about index-linked rent, read more in our article on rent increases in Denmark.

From A9 to A10: what is new in the contract?

A10 looks very much like A9. It is still a contract with 11 sections and a guide at the back. The main changes are:

  1. New legal references. All references to the old lejelov and boligreguleringsloven were updated to the new Rent Act.
  2. Payments on top of the rent. The contract makes it clearer that the landlord can only charge amounts on top of the rent if the law allows it.
  3. Forudbetalt leje (§ 4). It now states that prepaid rent must not cover a longer period than the notice period. If, for example, you rent a single room in the landlord’s own home with 1 month’s notice, no more than 1 month’s forudbetalt leje can be required.
  4. Move-in and move-out inspections. There are tick boxes for whether the landlord rents out more than one residential flat and whether inspections are held. This matters because a landlord with more than one residential flat must hold a move-in inspection and hand over a move-in report. If the landlord does not, they generally lose the right to claim for restoration when the tenant moves out, unless the damage is the tenant’s fault (§ 90).
  5. Maintenance (§ 8). The wording has been adapted to the new act, and it is clearer when the tenant has taken over interior maintenance.
  6. Pre-printed text in § 11. The biggest visible change: § 11 now contains pre-printed items on whether the tenancy is covered by the rules on fri leje, and whether the rent is to be adjusted according to the nettoprisindeks.

Point 6 matters because in some cases the law requires this to be written in the lease. For newly converted attic flats and former commercial premises, for example, fri leje requires that it is stated in the agreement (§ 54(2)). And if a landlord in a property with cost-based rent has decided to adjust the rent according to the nettoprisindeks for 2-year periods, this must be written in the lease, along with when the period expires (§ 11(5)).

How A10 is structured

SectionContentWhat to check in particular
§ 1The parties and the rented propertyAddress, type of home, floor area, access to basement, laundry, garden etc.
§ 2Start and end of the tenancyStart date, and whether the tenancy is fixed-term
§ 3RentAnnual and monthly rent, payment day, and what is paid on top of the rent
§ 4Depositum and forudbetalt lejeAmounts and first payment
§ 5Heating, water, electricity and coolingWho supplies them and how consumption is settled
§ 6Aerial and internetShared signal supply and payment
§ 7Condition at move-inMove-in inspection and deadline for reporting defects
§ 8MaintenanceWho is responsible for interior maintenance, and whether there is a maintenance account
§ 9Fixtures and appliancesWhich white goods etc. are included
§ 10Tenant representation, pets, house rules etc.Pet rules and house rules
§ 11Special termsAll agreements that depart from the law or from §§ 1-10

§ 11 is the most important part to read carefully. Every term that puts the tenant in a different position from the law’s starting point must appear here, for example non-terminability, a fixed term, net price index adjustment or the tenant being responsible for exterior maintenance. If an onerous term is placed elsewhere, its validity can be challenged.

Why it matters that the form is authorised

Under § 14 of the Rent Act, only authorised standard forms may be used for residential leases, authorised either by agreement between the national landlord and tenant organisations or by the minister. If a landlord uses a form that is not authorised anyway, terms that give the tenant more obligations or fewer rights than the law are invalid (§ 14(3)).

In practice this means:

  • For tenants: If you have signed a home-made template or an outdated contract, as a rule you cannot be bound by terms that are worse than the law. The contract is not invalid in itself, but the harsh terms may fall away.
  • For landlords: If you want to be able to enforce, for example, a fixed term, net price index adjustment or the tenant’s duty of maintenance, you should use the authorised form and write the terms in § 11.

Digital contract services often use a digital version of A10. According to the executive order on authorised standard forms, a form with the same content and layout as the authorised one is also considered authorised. As a landlord, you should make sure the service actually reproduces A10 correctly and that the guide is included, as it is part of the form.

No separate addendum to A10 has been authorised. Extra agreements therefore belong in § 11, possibly with a reference to an appendix, such as house rules or an inventory list.

Download A10 and the English version

The official form and the English version are available as PDFs on the website of Børne-, Ældre- og Boligministeriet (the Danish ministry responsible for housing), under private rental housing and leases. The ministry says the forms must be opened and filled in using the latest version of Adobe Reader. On a Mac they cannot be filled in with the built-in program for viewing images and PDFs.

The English version was authorised by Executive Order no. 77 of 29 January 2025 (in Danish), which came into force on 1 February 2025. It is useful when the tenant does not read Danish. If you choose the English version, the fields must be filled in in English. Do not mix Danish and English in the same contract.

New standard form on the way from 1 January 2027

On 26 October 2026, Børne-, Ældre- og Boligministeriet sent a draft of a new executive order on authorised standard forms for leases out for public consultation. The consultation material includes a new Danish and a new English standard form with guides. The consultation deadline is 24 November 2026, and the expected date of entry into force is 1 January 2027.

What we do not know yet:

  • what will change compared with A10, and what the form will be called
  • whether there will be a transition period in which both the old and the new form can be used
  • whether the changes in the draft will be amended after the consultation

What you can do now:

  • If you sign before 1 January 2027, A10 is still the form that applies.
  • If you already have a lease, it generally does not need to be redone because a new form is coming. When the forms changed in 2022, older contracts remained valid, and the law applied to them regardless of the form.
  • Landlords letting a home around the turn of the year should keep an eye out for the final executive order on Retsinformation (the official Danish legal database) and the ministry’s page on leases before sending the contract for signing. If you use a contract service, ask the provider when the new form will be introduced.

We will update this article when the final executive order has been issued.

Three examples

Emma is renting a 2-room flat in Aarhus. The landlord sends a Word contract headed “Lejeaftale” (lease agreement) with his own terms saying she must paint the whole flat and sand the floors when she moves out, whatever their condition. This is not an authorised form. Under § 14(3), terms that are more onerous than the law can be invalid. She asks for the contract on A10 so it is clear what she is signing.

Kasper is renting out his ejerlejlighed (owner-occupied flat) in Copenhagen while he works abroad for two years. He uses A10 and writes in § 11 that the tenancy is fixed-term, and why. The fixed term must be justified by his circumstances, otherwise it can be set aside (§ 173(3)). The rent is DKK 15,900 a month, matching the typical advertised rent for a flat in Copenhagen on Bolighub. He asks for 3 months’ depositum, which is the legal maximum (§ 59).

Sofie is renting a room in her landlord’s house. She has 1 month’s notice, and the landlord wants 3 months’ forudbetalt leje. The landlord cannot require this, because prepaid rent must not exceed the rent for the notice period (§ 59(3)). No more than 1 month is allowed here.

Common mistakes

Tenants:

  • Signing without reading § 11, where the key terms are.
  • Accepting a home-made contract or an old A9 without asking why A10 is not being used.
  • Missing the deadline for reporting defects after moving in.
  • Assuming everything in the contract is lawful because it is “standard”. An A10 can also contain unlawful terms in § 11.

Landlords:

  • Using an old template from before 2023 with references to repealed acts.
  • Writing special terms in §§ 1-10 instead of § 11.
  • Forgetting to tick the boxes for fri leje and nettoprisindeks in § 11, or ticking fri leje where the legal conditions are not met.
  • Asking for more forudbetalt leje than the notice period allows.
  • Skipping the move-in inspection despite renting out more than one residential flat.
  • Sending the contract without the guide.

Advice for tenants

  • Ask to receive the contract in good time so you can read it calmly before signing.
  • Check the front page: does it say “Typeformular A, 10. udgave” (10th edition)? If not, ask why.
  • Read § 11 line by line. If there is anything you do not understand, ask the landlord to explain it in writing.
  • Keep the contract, the guide, the move-in report and records of all payments together.
  • If you later sublet part of the home, special rules apply.

Advice for landlords

  • Download the form from the ministry’s website and use the latest version.
  • If your listing is on Bolighub, you can make a free digital lease contract on A10. It is filled in from the listing and sent for digital signature.
  • Write all departures from the law clearly in § 11, with reasons where the law requires them (for example for a fixed term).
  • Decide on fri leje and nettoprisindeks in the pre-printed items in § 11.
  • Hold a move-in inspection and write a report if you rent out more than one residential flat.
  • Keep an eye on the new form from 2027 if you are letting a home around the turn of the year.
  • If you are a new landlord, you can create a listing on Bolighub and get in touch with tenants once the contract is ready.

Checklist before signing

  • Is it typeformular A, 10th edition (or the English version)?
  • Is the guide included?
  • Are the rent, the payment day and payments on top of the rent clearly stated in § 3?
  • Is the depositum no more than 3 months’ rent?
  • Is the forudbetalt leje no more than 3 months and no more than the rent for the notice period?
  • Has the move-in inspection been addressed in § 7?
  • Are all special terms in § 11?
  • Have the boxes for fri leje and nettoprisindeks been ticked, and is this justified?
  • Is any fixed term justified?
  • Is there an energy label and house rules, where relevant?

When should you get help?

Contact a lejerforening (tenants’ association), a landlords’ association or a lawyer specialising in tenancy law if the contract contains terms you are unsure about, if a non-authorised form has been used, or if a dispute has already arisen about rent, depositum or restoration. Many disputes can be settled by Huslejenævnet (the local rent tribunal). The rules often depend on the specific property, municipality and contract, so get an assessment of your own case before you act.

In short

  • The Rent Act of 1 July 2022 merged the old lejelov and boligreguleringsloven. Sections were renumbered, and a few rules were changed.
  • Typeformular A, 10th edition, is the authorised lease for privately rented homes, and since 2025 it has also been available in English.
  • The biggest change in A10 is the pre-printed items in § 11 on fri leje and nettoprisindeks.
  • If a non-authorised contract is used, terms that are worse for the tenant than the law are invalid.
  • A new form is out for consultation and is expected from 1 January 2027. Until then, A10 applies.
  • If you are looking for a home, you can find rental properties on Bolighub.

FAQ

Is typeformular A10 still valid in 2026?

Yes. A10 is the authorised standard contract for privately rented homes and was most recently re-authorised by Executive Order no. 77 of 29 January 2025. A draft of a new form is out for consultation, with expected entry into force on 1 January 2027.

Is my old A9 lease invalid under the new Rent Act?

No, as a rule it is not. A contract lawfully signed on A9 before 2023 is still valid, but the new Rent Act applies to the tenancy, and the section references in the contract no longer match. If you are unsure about a specific term, have it assessed.

What happens if the landlord does not use A10?

Under § 14(3) of the Rent Act, terms that give the tenant more obligations or fewer rights than the law are invalid when a non-authorised form has been used. The rest of the agreement generally still applies.

Can the lease be in English?

Yes. Since 1 February 2025 there has been an authorised English version, typeformular A, 10th edition (ENG). If you choose it, the fields must be filled in in English.

What should go in § 11 of A10?

All special terms that depart from the law or from the contract’s other sections, for example a fixed term, non-terminability, net price index adjustment, fri leje and the tenant being responsible for exterior maintenance. A10 has pre-printed items on fri leje and nettoprisindeks, which must be filled in.

Do I need to sign a new contract when the new form arrives in 2027?

As a rule, no. The new form applies to new leases. Which form must be used for signing from 1 January 2027, and whether there will be a transition period, depends on the final executive order.

Sources and further reading