Typeformular A10 in Plain English (Clauses to Watch)
Renting in Denmark? Here’s the no-nonsense breakdown of the official residential lease (Typeformular A10): what each section means, clauses to watch, what’s “normal wear-and-tear,” and a renter-friendly addendum you can copy.
Overview
🧩 What A10 covers
Who rents to whom, address, rent & aconto utilities, condition, maintenance split, notice periods and house rules.
🔍 Where problems appear
Most disputes come from §11 “additional terms,” move-out painting, deposit deductions and ambiguous “normal state”.
⚖️ Who settles disputes
Huslejenævnet (Rent Board) in your kommune handles many tenant/landlord disputes quickly and cheaply.
Clauses to watch (plain English)
💶 Rent & increases
Index-linked? Allowed if stated (typically net price index). Market rent? Needs a basis (newer properties). Vague “landlord may increase” is not okay.
🧾 Aconto utilities
Should list what’s included (heat/water/electricity). Landlord must provide annual statement. Large back-charges without statements are contestable.
🧰 Maintenance split
Inside (tenant): sockets, small repairs. Outside (landlord): windows, plumbing, major appliances unless explicitly and lawfully shifted.
🎨 Painting on move-out
“Tenant pays full repaint” is often invalid unless the flat was freshly painted on move-in and heavy wear exists. Normal wear ≠ repainting the whole flat.
🔑 Notice & termination
For non-time-limited tenancies, standard tenant notice is usually 3 months. Landlord termination is narrow and must meet strict legal grounds.
📛 Illegal §11 add-ons
Blanket bans (e.g., “no guests” / “no complaints to authorities”) or unclear fees are likely void. Ambiguity tends to be read against the drafter.
Before you sign
📷 1) Document condition
Video every room and meter readings. Ask for a written move-in report (indflytningsrapport) and meter IDs.
🖊️ 2) Read §11 twice
Flag anything unclear or harsh. Ask for line-edits or strike-throughs and get landlord initials on changes.
🧮 3) Validate deposit
Deposit ≤ 3 months’ rent + prepaid rent ≤ 3 months. Over-collection can be contested at the Rent Board.
📬 4) Address & CPR
Ensure sub-tenants and shared flats are allowed to register CPR; unclear wording leads to problems later.
Normal wear-and-tear (what it means)
🧽 Examples
Minor wall scuffs, picture-hook holes, light floor marks, sun-faded paint. These are typically not chargeable as “damage”.
🪵 Not wear-and-tear
Broken doors, deep floor gouges, pet urine, mould from negligence. Expect deductions if documented properly by landlord.
📑 Evidence wins
Move-in/out reports with photos and dates are key. No report from landlord weakens later repaint claims.
Common pitfalls
🧾 No utility accounts
Ask for last 12 months’ consumption to avoid aconto shocks.
⏰ Late move-out
Hand back on time with keys and meter photos; delays can incur day-rate charges.
🧯 Safety items
Smoke alarms, CO alarms (if relevant) and window function—report faults immediately in writing.
Renter-friendly §11 addendum (copy & adapt)
Paste into §11 or attach as “Bilag 1” and reference it in §11. Always keep language clear and specific.
§11 Supplement (Tenant & Landlord agree):
1) Move-out painting
If the dwelling was not newly painted at move-in (documented by the move-in report),
tenant is only liable for repainting to the extent of damage beyond normal wear-and-tear.
Normal wear includes small nail holes, minor scuffs and sun fading.
2) Utilities & statements
Aconto covers: heating, water, (and: ______). Landlord will provide an annual consumption
statement with meter IDs and rates. Back-charges require a statement; otherwise not due.
3) Small repairs
Tenant handles minor interior fixes up to DKK 500 per incident (parts+labour).
Larger or structural repairs remain landlord’s responsibility.
4) Sub-tenants & CPR
Tenant may register CPR and one additional household member (name to be notified) provided
that total occupancy does not exceed legal/house rules. Short-term guests (≤14 days) allowed.
5) Inspection & communication
Move-in and move-out inspections with written reports and dated photos.
All notices accepted by email to: [landlord email] and [tenant email].Tip: Initial every change. If the landlord declines, you can still sign—but keep emails noting what you requested and why.
Useful links
🏛️ Huslejenævnet (Rent Board)
📘 Typeformular A10 (official)
🧮 Deposit rules overview
Related on exploringdenmark
📦 Deposit & move-out
🏠 Housing rules
🧾 Sublet A9
📷 Photo checklist
Frequently asked questions
❓ Is A10 mandatory?
No, but it’s the standard private rental template. Non-standard contracts still can’t override the law.
🖌️ Can landlord force a full repaint?
Only if justified by condition and if rules were met at move-in. Normal wear doesn’t trigger full repaint.
📈 How do index increases work?
If stated, rent adjusts by a defined index (e.g., net price index) with clear calculation and notice timing.
🧮 Deposit vs prepaid rent?
Each may be up to 3 months’ rent (so max 6 combined). Deposit covers damages, not missed ongoing rent.
📬 No utility statement—do I pay?
Large back-charges without a proper statement are contestable. Ask for meter IDs and period breakdowns.
🏛️ Where to complain?
Huslejenævnet (Rent Board) in your municipality is the first stop for most disputes.
Got a question about your A10?
Send us your clause for a plain-English check
Paste the exact §11 wording (or attach a screenshot) and tell us your move-in/out dates—we’ll reply with practical next steps.