New Right-of-Occupancy Housing Act

The new Right-of-Occupancy Housing Act has gradually entered into force from 1 January 2022 onwards. The latest changes entered into force on 1 September 2023. The reform updated the right-of-occupancy system to meet modern needs better. The resident selection process for right-of-occupancy apartments is clearer and the residents have a larger influence. The Act also ensures that right of occupancy will remain an affordable alternative. The aim is to have the system serve better the applicants who genuinely need an apartment.

The reform has introduced changes to both right-of-occupancy apartment applicants and residents as well as the right-of-occupancy apartment organisations. For example, the new act has transferred duties from municipalities and Regional State Administrative Agencies to right-of-occupancy organisations and the Housing Finance and Development Centre of Finland.

Most important changes for right-of-occupancy apartment applicants

The right-of-occupancy apartment application process is renewed so that the system would serve better the applicants who genuinely need an apartment. The reform makes the application process simpler and faster.

  • On 1 September 2023, the national waiting number register maintained by the Housing Finance and Development Centre of Finland ARA was taken into use in the right-of-occupancy apartment resident selection process.
  • It is possible to apply for a new waiting number only from ARA’s service.
  • The waiting number needs to be applied for from the new system regardless of your location in Finland. The new waiting numbers are used to apply for right-of-occupancy apartments across Finland.
  • The new waiting numbers are valid for two years from the date of issue and each applicant may only hold one valid waiting number at any time.
  • Note! As of 1 January 2024, only the waiting numbers issued by ARA are in use, and the waiting numbers issued by municipalities are no longer valid.

Most important changes for right-of-occupancy apartment residents

  • The new provisions of the Right-of-Occupancy Housing Act regarding resident administration entered into force on 1 September 2022.
  • The residents’ rights to receive information and influencing opportunities have been improved.
  • The number of resident representatives in the boards of right-of-occupancy organisations has been increased.
  • A national committee has been set up to develop matters related to right of occupancy, and it includes representatives of both right-of-occupancy organisations and residents.
  • The cooperative body mediating between residents and the owner of the right-of-occupancy building will process company-level matters in the future. These matters include e.g. repair plans, rules and regulations and the principles for balancing maintenance charges.

ARA has prepared and published a resident administration guide with an aim to provide instructions for carrying out resident administration in state-subsidised right-of-occupancy apartments.

Frequently asked questions about the new Right-of-Occupancy Housing Act

How the new act affects waiting numbers

Can I still use a number issued by the municipality?

The waiting numbers issued by municipalities were in force until 31 December 2023. As of 1 January 2024, only waiting numbers issued by ARA are valid.

Are all old numbers no longer valid?

The waiting numbers issued by municipalities were in force until 31 December 2023. These numbers are now invalid and can no longer be used.

Can I have an application pending with more than one number (old and new)?

During the transition period between 1 September and 31 December 2023, it was possible to apply for an apartment with a number issued by a municipality and a number issued by ARA. The waiting numbers issued by municipalities were in force until 31 December 2023. As of 1 January 2024, it is only possible to apply for an apartment with a waiting number issued by ARA.

Is the new number personal, or can I share it with my spouse?

If the right of occupancy is being applied for by more than one applicant together, e.g. a household, ARA will issue you a shared waiting number. You may not transfer the waiting number to another person, however. For example, if a family of two wants to apply for an apartment together and both family members have separate waiting numbers, the couple can apply for an apartment with the waiting number of one and relinquish the other waiting number.

Why is the waiting number valid for a fixed period?

The purpose of having the waiting numbers valid for a fixed period is to better target the provision of right-of-occupancy apartments to people who have an immediate need for housing instead of those who have applied for a waiting number earlier, but whose need for housing is no longer urgent.

How the new act affects transferring an apartment to a spouse or family member

Can I apply for an apartment and transfer it to my father immediately?

The transfer is conditional on the holder of the right of occupancy having lived in the apartment for at least two years. This means that you cannot transfer the apartment to your father as soon as you receive the apartment.

I want to transfer my apartment to my child. Does the two-year residence requirement also apply to residents whose agreement entered into force before the new act?

The new Right-of-Occupancy Housing Act entered into force on 1 January 2022. This means that the two-year residence requirement applies to all transfers as of 1 January 2022.

The new act makes it easier to move into another right-of-occupancy apartment

How is it now easier to move into another right-of-occupancy apartment?

You can move into another right-of-occupancy apartment by applying for one with an unused waiting number or by swapping apartments with another right-of-occupancy apartment resident. As before, it is possible to swap right-of-occupancy apartments without a waiting number.

When can/should I apply for an apartment if I want to move into another apartment in the same building?

As of 1 September 2023, it is possible to move into another right-of-occupancy apartment at your current property without a waiting number. If you are considering moving into a new apartment, you should browse our vacant and soon-to-be-vacant apartments and the apartment swapping marketplace and submit an application for an apartment at the same property that interests you even if the apartment is not about to become vacant, just in case. If the situation regarding that apartment changes suddenly, you are already in queue for the apartment.

If I want to move from my apartment in a block of flats into a terraced house apartment at the same property, am I prioritised over other applicants?

You can apply for an apartment that is about to become vacant in the same building/property without a waiting number. As an exception to the waiting number order and the needs consideration process, the applicants are prioritised in this order:

  1. the right of occupancy holder who is relinquishing their right of occupancy voluntarily in accordance with section 88 of the Right-of-Occupancy Housing Act to abolish any restrictions related to right-of-occupancy housing;
  2. right-of-occupancy holders who are swapping right-of-occupancy apartments between themselves;
  3. right-of-occupancy holders who live in the same right-of-occupancy property where the right-of-occupancy apartment applied for is located.
Apply for a right-of-occupancy waiting number
How to apply for a right-of-occupancy apartment

Sivu päivitetty viimeksi: 11.7.2024