How do I create and fill out a rental contract on BoligPortal?

In the first step of the contract builder, you need to provide the basic information about the rental property.


– Indflytningsdato (§ 2) (Move-in date)

Here, you need to specify the date when the tenant will receive the keys and can move into the rental property. This is typically the 1st or 15th of the month.

If you choose a move-in date other than the 1st of the month, the contract builder will automatically calculate how much the tenant will need to pay for the first month's rent.

– Fremleje (§ 1) (Subletting)

You check the 'Fremleje' box if it is a sublease contract. You can sublet if you are the tenant of the property and wish to rent out the whole or part of the property.

This could be the case if you are renting out a room in your rented apartment or if you are going away for a period but want to return to your rental property when you come back.

– Tidsbegrænset periode (§ 11) (Fixed-term lease period)

You check the 'Tidsbegrænset lejeperiode' box if the lease has a specific end date. You can limit the lease period if you own the property and have a valid and legitimate reason for making the lease term fixed.

For example, this could be the case if you are moving abroad for a few years but want to return to your property when you come back.

When you set a fixed-term lease, you will also need to specify when the lease agreement will end.

When you set a fixed-term lease, a standard clause will automatically be inserted under the lease contract's 'Særlige vilkår (§ 11)', which you will need to complete later in the contract builder.

– Boligtype (§ 1) (Property type)

Here, you should specify the type of property you are renting out.

If you're unsure about the type of property, you can refer to the property's BBR information.

You can look up your rental property in the BBR register here.

Are you renting out a room?
Read more about what to consider in the contract here.

– Antal værelser (§ 1) (Number of rooms)

Here, you should specify how many rooms your rental property consists of. Only include living spaces that are approved for habitation.

If you are renting out a room, only include the room(s) that the tenant has personal access to – not shared areas or similar.

– Areal til erhverv (§ 1) (Area for commercial use)

Here, you can specify if there are any attached commercial spaces included in the lease agreement — referred to as mixed-use leases, where both private residential living and commercial spaces are involved.

In this step, you need to provide all details about the rent payments for the lease, and specify whether the lease is subject to the rules of free rent as well as information about rent adjustment.

– Månedlig husleje (§ 3) (Monthly rent)

Here, you need to enter the rent amount. The amount should be the base rent, excluding utilities or other additional charges.

– Husleje betales (§ 3) (Rent payment dates)

Here, you need to specify whether the rent should be paid monthly or quarterly.

– Hvordan skal lejer betale? (§ 3) (Rent payment method)

Here, you need to specify whether the tenant should pay the rent via bank transfer to your bank account or if the rent is collected automatically via Betalingsservice.

Read more about how to collect rent automatically via Betalingsservice here.

– Lejefastsættelse (§ 11) (Free rent setting)

Here, you need to specify if the rental property is subject to the rules for free rent setting.

– Lejeregulering (§ 11) (Rent regulation)

Here you should specify if the rent for the rental property is adjusted annually according to Denmark's Statistics net price index (Nettoprisindeks).

The net price index shows the development of consumer prices in Denmark. An annual adjustment of the rent based on the net price index means that the rent follows the general price development in society.

For example, if the net price index has increased by 0.5%, you can similarly increase the rent by this percentage.

If you choose rent adjustment according to the net price index, a standard clause will automatically be added under 'Særlige vilkår (§ 11)'.

In this step, you need to specify the utility expenses related to your rental property.

– Varme og varmt vand (§ 5) (Heat and hot water) 

Here you need to specify how the consumption of heating and hot water will be settled during the rental period. The most common settlement method is for the tenant to pay a fixed advance payment along with their rent.

You can choose from the following three settlement methods:

– 'Aconto til udlejer' (Advance payment to landlord)
If you choose this method, you need to enter the advance payment amount in the box. The amount should be an estimate of the actual consumption, and as the landlord, you are required to provide an annual statement, where any under- or overpayment will be settled with the tenant.

– 'Mellem lejer og forsyningsselskab' (Between tenant and utility company)
If you choose this method, the tenant will be responsible for settling consumption directly with the utility companies, including receiving and paying the bills.

– 'Inkluderet i huslejen' (Included in the rent)
If you choose this method, the consumption costs will be included in the rent. According to the rental law, however, utility costs should generally be separated from the rent, unless it is a rental property without its own meter – for example, in room rentals.

– Vand (§ 5) (Water)

Here you need to specify how the consumption of water will be settled during the rental period. The most common settlement method is for the tenant to pay a fixed advance payment along with their rent.

You can choose the same settlement methods as in the previous section:
– 'Aconto til udlejer' (Advance payment to landlord)
– 'Mellem lejer og forsyningsselskab' (Between tenant and utility company)
– 'Inkluderet i huslejen' (Included in the rent)

– Tilmeld lejer til el (§ 5) (Sign tenant up to electricity)

Here you should specify how the electricity consumption will be settled during the rental period. The most common method is for the tenant to handle settlement directly with the utility company.

You can choose from three settlement methods:

– 'Mellem lejer og forsyningsselskab' (Between tenant and utility company)
– 'Aconto til udlejer' (Advance payment to landlord)
– 'Inkluderet i huslejen' (Included in the rent)

If you choose the 'Between tenant and utility company' method, you'll also have the option to sign up your tenant for an electricity agreement directly in the lease contract builder. By doing this, you ensure that your tenant is properly signed up for an electricity agreement, so the rental property will have electricity at the time of move-in.

This method also protects you as a landlord from being liable for the bill if your tenant forgets or fails to sign up correctly — in that case, it is the tenant who is responsible for paying the bill.

You can read more about signing up for electricity via the lease contract here.

If you do not wish to sign up the tenant for electricity, simply click on 'Vis andre muligheder' (Show other options) under the list of utility companies and select 'Lejer er selv ansvarlig for at tilmelde sig el' (Tenant is responsible for signing up for electricity).

– Andre faste månedlige bidrag (§ 6) (Other fixed monthly payments)

Here, you should specify if there are any other fixed monthly payments during the lease period – for example, if the tenant pays for TV, internet, or a residents' association fee.

You may only charge contributions to already established residents' associations.

In this step, you should specify all the amounts the tenant must pay to you in connection with taking over the rental property.

If you choose different payment dates for the deposit and prepaid rent, the amounts will appear in different sections of the payment overview in the final lease agreement.

Read more about the payment overview here.

– Depositum (§ 4) (Deposit)

Here, you should specify the amount you wish to charge as a deposit for the rental property, as well as the date by which the tenant must have paid the amount to you.

You can charge a deposit of up to three months' rent, excluding utilities. You can easily choose a deposit amount corresponding to one, two, or three months' rent from the drop-down menu.

However, it is entirely up to you as the landlord whether or not to charge a deposit, and if so, how large it should be, as long as it does not exceed three months' rent.

– Forudbetalt husleje (§ 4) (Pre-paid rent)

Here, you should specify the amount you wish to charge for prepaid rent for the rental property, as well as the date by which the tenant must have paid the amount to you. It is entirely optional whether or not you choose to charge prepaid rent.

Prepaid rent covers the last months' rent in the rental period. This does not include the first month's rent, which should not be considered in this field.

Prepaid rent serves as security to ensure that the tenant pays rent for the final part of the lease. You can charge a maximum of up to three months' rent, excluding utilities, for prepaid rent.

– Engangsudgifter (§ 4) (One-time payments)

Here, you can specify if the tenant is required to pay a one-time fee for items related to the move-in. This could be, for example, if the tenant is responsible for the costs of placing their name on the door and mailbox.

– Første måneds husleje (§ 4) (First month's rent)

Here, you need to specify the rent for the first month the tenant will live in the rental property. It is common practice to collect the first month's rent along with the deposit and prepaid rent before the tenant moves in.

The 'Første måneds husleje' (First month's rent) field will automatically be filled with the rent amount you've specified for the property, adjusted for the move-in date.

If the tenant moves in on the 1st of the month, the full rent will automatically appear in the field.
If the tenant moves in later in the month, the adjusted rent will automatically appear, based on a calculation of the actual rental period.

If you do not wish to use the automatically filled amount, simply click on 'Brug eget beløb' (Use custom amount).

Read more about adjusting rent and other amounts when the move-in date is not the 1st of the month here.

In this step of the lease contract builder, you have the option to specify how the tenant may use the rental property, as well as how it should be maintained and inspected upon move-in.

It is particularly important that you complete the sections on the move-in inspection and maintenance correctly, as there is specific legislation governing these areas.

– Angiv lejemålets inventar, og hvad der er adgang til (§ 1 og § 9) (Specify inventory and access areas)

Here, you should specify the items or areas the tenant has access to that may not necessarily be part of the separate rental property, such as a laundry room, as well as any furnishings in the property that the tenant has the right to use.

You can always add your own items or areas by clicking on 'Andet' (Other). Afterward, just fill in the fields with your own additions.

Details about moving inspection and maintenance

In this section, you need to consider whether you are legally obligated to conduct a move-in inspection. If you have any legal questions regarding this, we refer you to the Ministry of Housing's guidelines for move-in and move-out inspections according to the Rental Act.

– Udlejer udlejeren mere end ét beboelseslejemål? (§ 7) (Does landlord have more than one residential lease?)

Here you need to indicate whether you rent out more than one rental property.

This field must be completed because, according to the Danish Rent Act, you are considered a professional landlord if you rent out more than one residential property – and as a professional landlord, you are also legally required to conduct move-in and move-out inspections.

– Afholdes der indflytningssyn for lejemålet? (§ 7) (Is a move-in inspection held?)

Here you need to specify whether a move-in inspection will be held for the rental property.

If you select 'Ja' (Yes), you can also enter the inspection date and time, which will send a text reminder to the tenant to attend the inspection. Additionally, a point will automatically be added under 'Særlige vilkår (§ 11)' with the time of the inspection.

As a landlord on BoligPortal, you can use our digital tool for move-in inspections and move-out reports for free.

Are you a professional landlord?
If you rent out more than one rental property, you are legally required under the Rental Act to select 'Ja' (Yes) for this field and conduct a move-in inspection when your tenant takes over the rental property.

Are you a private landlord?
If you rent out only one rental property, you are not legally obligated to conduct a move-in inspection.

However, it is still a very good idea to carry out an inspection, where the condition of the property is described and documented. This provides you with security, as you can legally require that any damages during the rental period be repaired at the tenant's expense.

Please note, it is your responsibility as the landlord to invite the tenant to the inspection. The tenant is not required to be present at the inspection, but we recommend that all parties attend the inspection to have a mutual understanding of the property's condition and expectations regarding wear and tear.

You can read more about the benefits of conducting a move-in inspection here.

– Afholdes der fraflytningssyn for lejemålet? (§ 7) (Is a move-out inspection held?)

Here you need to specify whether a move-out inspection will be held when the tenant vacates the property.

The same rules apply for private and professional landlords, as described in the previous section.

Please note that it is your responsibility as the landlord to invite the tenant to the move-out inspection, which must take place within 14 days after the tenant has vacated the property. After this, you as the landlord lose the right to charge for the restoration of the rental property.

– Ansvar for indvendig vedligeholdelse (§ 8) (Responsibility for interior maintenance)

Here you need to specify whether it is the tenant or the landlord who is responsible for the interior maintenance of the rental property.

Benyttelse (Usage)

– Rygning tilladt? (§ 11) (Smoking)

Here, you need to specify whether smoking indoors in the rental property is allowed. You must actively check the box to allow smoking in the property.

If you do not, and you use BoligPortal's § 11, a standard clause will automatically be added under 'Særlige vilkår (§ 11)' stating that the residence is smoke-free.

– Husdyr (§ 10 og § 11) (Pets)

Here, you need to specify whether pets are allowed in the rental property.

'Ja, husdyr tilladt' (Yes, pets allowed) gives full permission for pets, while 'Nej, ingen husdyr' (No, no pets allowed) imposes a total ban on all forms of pets. If a total ban is selected, a standard clause will automatically be added to 'Særlige vilkår (§ 11)', which you can adjust as needed.

If you wish to allow specific types of pets (e.g., reptiles or dogs under 4 kg), you can choose the option 'Dispensation til bestemte husdyr' (Dispensation for specific pets). This will automatically add a standard clause to 'Særlige vilkår (§ 11)' where you can elaborate on your specific rules regarding pets in the property.

In this step, you have the option to add attachments that will be linked to the rental contract.

– Energimærke (Energy Label)

BoligPortal automatically retrieves the property's energy information from the Danish Energy Agency, which will be attached as an annex to the final rental contract.

There is a requirement for energy labeling of all properties over 60 square meters, including rental properties.
Read more about Energy Labeling at the Danish Energy Agency.

– Jordforureningsattest (Land contamination)

BoligPortal automatically retrieves the property's land contamination certificate from the Danish Agency for Data Supply and Efficiency, which will be attached as an annex to the final rental contract if the property is located on contaminated land.

If the property is not located on contaminated land, the text "Jordforureningsattest ikke fundet" (Land contamination certificate not found) will be displayed.

– Husorden (§ 10) (House rules)

Here, you need to specify whether there is a house rule for the rental property. A house rule describes the common guidelines for all tenants in the property – for example, regarding noise, shared spaces, and similar matters.

If you answer 'Ja' (Yes) to having a house rule for the rental property, you can either attach your own or use BoligPortal's standard house rule.

You can read BoligPortal's standard house rule under the 'Bilagsoversigt' (Attachments Overview) section.

– Andre bilag (Other attachments)

Here, you can attach any additional documents that you wish to include with the rental contract. All attachments must be in PDF format.

Other attachments could include:

• Payment slip for Betalingsservice
• Inventory list with a description of the rental property's furniture
• Description of furniture and similar items if the rental property is furnished

– Øvrige oplysninger om lejemålet (§ 10) (Other information)

Here, you can briefly note any additional information about the rental property. Please note that there is a character limit for the text box. If you need to write a longer text, you can instead write it in a separate document, which you can attach as a PDF in the section above.

– Interne informationer (Internal information)

Here, you can enter a potential rental property number. This is typically relevant for professional landlords with a larger number of properties, which are identified by unique reference numbers.

If you fill in this field, the rental property number will appear at the top of the front page of the finished rental contract.

In this step, you have the option to add information and details to the special conditions section of the rental contract – also called § 11.

In the top tab of this step, you can choose to use your own § 11 texts or use BoligPortal's lawyer-approved § 11 texts.

– Hvis du benytter BoligPortals § 11  (If you use BoligPortals terms) 

Here, you need to review all the different § 11 conditions and potentially add new ones.

Depending on how you have filled out the rental contract in the previous steps, a number of conditions related to these steps may already be included. For example, if you have indicated that pets are not allowed, a lawyer-approved text will be automatically inserted into the list.

For some conditions, you may also notice that information is missing. These will need to be filled in by you. Simply click directly on the yellow highlight in the text, and you can fill in the condition.

It is very important that you carefully review all the conditions to ensure that the wording fits your rental agreement.

How to add more § 11 conditions

If you want to add additional special conditions, you can either add more of BoligPortal's standard conditions or add your own. Simply click on the buttons '+ Tilføj standardvilkår' (Add standard condition) or '+ Tilføj eget vilkår' (Add your own condition).

How to adjust your standard conditions

You can easily delete or edit a § 11 condition by clicking the three dots next to each condition.

If you want to change the order, simply drag each condition and move it to your desired position. The condition will automatically update its title to reflect the new position (for example, the third condition in the list will be labeled § 11, stk. 3).

– Hvis du benytter din egen § 11 (If you use your own terms)

Here, you can fill in your own special conditions for § 11 of the rental agreement if you do not wish to use BoligPortal's standard conditions.

You must attach your own special conditions as a PDF, which will then be added as an appendix to the final rental agreement.

If you choose to use your own special conditions, all the information previously filled in the § 11 section of the rental contract builder will not be applied.

In this step, you need to enter the contact details for the landlord(s) of the rental property.

You have the option to add up to two landlords for the property. Simply click on '+ Tilføj udlejer' (Add landlord) if you wish to add another landlord.

This information will appear on the front page of the final rental agreement under § 1 of the contract. Be sure to fill in these details completely and correctly so your tenant can easily contact the landlord during the rental period.

Regarding the CVR number
It is not a requirement for landlords to have a CVR number. If you are not CVR-registered, simply proceed without entering it.

In this step, you need to enter all the details of the person(s) who will be renting the property. You can add more tenants by clicking on '+ Tilføj lejer' (Add tenant).

There is space for details about two tenants in the tenant field of the final rental contract. Any additional tenants will be attached in a separate document as an appendix to the final contract.

Important regarding the tenant's CPR number

You only need to fill out the 'CPR-nummer' (Social Security Number) field if, in the 'Forbrug' (Utilities) step, you have signed your tenant up for an electricity agreement with a utility company.

However, it is not a requirement to fill in the tenant’s CPR number even if you are signing them up for electricity. If you leave the field blank, the tenant will simply be asked to fill it out when they receive the rental contract.

This is because, according to Danish law, you should only collect the tenant's CPR number if you have a legally valid reason for doing so. When signing up the tenant for electricity through the rental contract, the tenant's CPR number is used as authorization for the utility company.

Does your tenant have a non-Danish address?

If your tenant's current address is not in Denmark, simply click on 'Lejer har ikke dansk adresse' (Tenant has no Danish address) under the postal code field.

Is your tenant a company?

If you rent your property to a company, you can click on 'Lejer er en virksomhed' (Tenant is a company). This will give you the option to attach the tenant's CVR number to the rental contract.

In this step, you will see an overview of all the parts and information you have entered in the lease contract builder. The information is compiled in a summarized form, allowing you to easily get an overview of the rental agreement.

You will also need to specify how the lease contract should be signed by all parties.

– Lejeforhold (Rental Agreement)

Here, you can double-check that the correct move-in date and tenant information are provided.

It is not possible to edit the property address once the digital lease contract has been created. However, if you notice an error in the address, you do not need to create a new contract and re-enter all the details. Instead, you can simply duplicate the contract and enter the address again.

Read more about how to duplicate a lease contract here.

– Betalingsoversigt (Payment Overview)

Here, you can double-check that the correct payments are listed for the move-in. If you want to change any amounts, you will need to go back to the step 'Betalinger før indflytning' (Payments Before Move-in)'

– Bilag (Attachments)

Here, you can double-check that the correct attachments have been included in your lease contract. You can always click on them and save a copy as a PDF.

– Underskrift på lejekontrakt og bilag (Signing the Lease Contract and Attachments)

Here, you will specify how the lease contract should be signed. You can choose between signing via MitID or via e-signature directly on the screen. The lease contract cannot be signed physically.

Regardless of the signing method, your tenant will automatically receive a link for signing via SMS and email.

You can choose whether the tenant should sign the lease contract first or if all parties can sign whenever they want under the 'Underskriftsrækkefølge' (Signature Order) field.

You can also determine the deadline you want to give the tenant to sign the contract under the field 'Antal dage til at underskrive for lejer' (Number of days for the tenant to sign). You can select between 1-20 days.

As the landlord, you always have 30 days to sign the lease contract.

If the tenant or landlord does not sign the lease contract within the given deadline, all parties will be notified via email that the signature request has been canceled.

If you need to add a short message for the tenant regarding the signing of the lease contract, you can write it under 'Add message to tenant.' The message will be added at the end of the email to the tenant, as shown in the image above.

– Efter underskrift (After Signing)

Here, you have the option to add up to five email addresses that will automatically receive a copy of the finalized, signed lease contract.

The landlord and tenant will automatically receive the signed lease contract by email. Therefore, you only need to add copy recipients if there are other people, besides the tenant and landlord, who need a copy of the lease contract.

At BoligPortal, we offer digital rental contracts for free use by our landlords. Since they are digital, they must be filled out and signed digitally via a computer, tablet, or phone.

It is therefore not possible to print or physically sign the rental contract.

If you wish to use physical rental contracts, unfortunately, it is not possible to use BoligPortal's rental contract tool.

Why should I use digital rental contracts?

The advantage of using digital rental contracts through BoligPortal is that they are created, managed, and stored securely and correctly in accordance with data protection laws.

By filling out the rental contract through your BoligPortal profile, you ensure that the contract is completed correctly and that you do not act in violation of GDPR regulations when handling your tenant's information.

BoligPortal's rental contracts are legally valid, classified as Typeform A10, which is legally valid in Denmark. Therefore, you can safely and securely use them for your rental agreements.

The watermark on the rental contract cannot be removed as long as the contract is in draft format – meaning until it is complete and signed by all parties.

Once the rental contract has been signed by both the landlord and the tenant, all parties will receive the final, signed rental contract by email, where the watermark has been removed.

BoligPortal's app is primarily designed for those searching for and applying to available rental properties. Therefore, it is currently not possible to create or manage rental contracts on the BoligPortal app.