House

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1Begin

2Product

3What is the nature of your complaint?

4New owner-occupied flat

5The real estate agent

6Defects

7Information about the property

8What are your demands?

9Defects

10Information

11What are your demands?

12Information on rented residence

13What is your complaint about?

14What is your claim?

15Sum

16A request for a rent reduction

17Claim for damages?

18Claim for damages

19Description

20Complaint

21Check

22Summary

The application helps you draw up a written complaint that you can send to the trader.

A few points about the process:

Progress: The Complaint Assistant will first ask you for information that can be useful in resolving your issue. You will be asked to provide your own description of the issue and your contact details at the end of the process. The end product will be a complaint letter, which you can then send to the trader.
Click on the Information button (i) for general information about your rights in these kinds of situations. If you want to learn more about your rights before filing a complaint, there are instructions and information about consumer rights on our website (opens link in new tab).

Case you are complaining about

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Case and counterparty

Case

Information about the counterparty

Counterparty

What is the nature of your complaint?

Single family house

The buyer must report a defect to the seller and claim compensation for it within reasonable time of detecting the defect. The assessment of reasonable time takes into consideration the fact that the buyer often has to examine the extent of the defect and estimate the cost of repair before filing a claim.

Instead of claiming compensation from the seller, the buyer of an old single-family house may report a defect to the factory that sold the house as a prefabricated product, the contractor or the builder whom the seller or the previous owner had bought the house from or whose services they had used. However, factories for prefabricated houses or other entrepreneurs can only be made liable for defects that they would be responsible for to their own contracting party.

Old owner-occupied flat

Sometimes a defect in a fairly new apartment may stem from defective construction. The buyer has the right to report a defect that was originally present in the apartment also directly to the first seller of the apartment, i.e. the founding shareholder.

New owner-occupied flat

Rental apartment

Real estate agent

Sale of new owner-occupied flat

So far, the complaint assistant does not offer help with regard to the sale of a new flat, but you can make use of any information and instructions on our website.

The website will explain, among other things, what the Housing Transaction Act says about situations in which construction is interrupted or the building has a defect that is the seller's responsibility.

New-build housing

Real estate agent's responsibility

So far, the complaint assistant does not apply to complaints about real estate agents' services, but you can make use of any information and instructions on our website.

Our website has, among other things, a form for making a complaint, and information on when the complaint should be directed at the real estate agent.

> Real estate agent's responsibility

In my view there is a defect that is the responsibility of the seller, because:

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Defects

In my view there is a defect that is the responsibility of the seller, because:*

Choose one or more of the following.

The property does not correspond with what was agreed

A property is considered to have a defect e.g. when it does not correspond with what was agreed.

A single-family house eventually require repair and maintenance, meaning that the seller is not responsible for any repairs that are the result of normal wear and tear.

The property is in a worse condition than could be assumed from the information provided by the seller

A property is considered to have a defect e.g. when it does not correspond with what was agreed upon, the seller has, prior to the transaction, provided the buyer with incorrect or misleading information, which would probably have affected the sale or purchase price. For example

the square area of the property, the condition or structures of buildings and this information.
effective zoning plans, building restrictions, limitations on transfer or various permits and decisions.
incorrect information regarding the ownership relationships pertaining to the property.
the seller has failed to provide the aforementioned information or has not corrected the buyer's misconceptions regarding said information.

A single-family house eventually require repair and maintenance, meaning that the seller is not responsible for any repairs that are the result of normal wear and tear.

The property has a latent defect

It is a case of a latent defect when the property is in a significantly worse condition than the buyer could justifiably have assumed. The defect could not also have been detected before the sale during a normal inspection, and the seller was not aware of it either.

Compensation may be claimed if the concealed defect results in the house being significantly different from houses of similar age, price and condition.

A single-family house eventually require repair and maintenance, meaning that the seller is not responsible for any repairs that are the result of normal wear and tear.

Information about the property

Sales price*

Date of purchase

DD dot MM dot YYYY

Hand-over date

DD dot MM dot YYYY

Date when defect detected

DD dot MM dot YYYY

Construction or completion year

What are your demands?

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Claim

What are your demands: single-family house

I demand a discount

The most common consequence of a defect is a price reduction. The purpose of a price reduction is to adjust the price of the property to a level that corresponds with the value of the defective property on the transaction date.

When claiming a price reduction from the seller, the sum should be realistic. When a used single-family house is repaired or renovated, the value of the house generally goes up compared to the purchase price.

I demand that the transaction be cancelled

The buyer may demand that the transaction concerning a used single-family house be annulled if the costs of rectifying a defect are significant. However, the threshold for cancelling the transaction is high.

Cancellation of a sale requires a material breach of contract by the seller.

If the defect in the apartment can be repaired, the sale cannot be cancelled.
If the defect is not major, the sale cannot be cancelled even if the defect could not be corrected. In such a case, the seller must settle for a discount.

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Discount

The amount of discount sought in euros

In my view there is a defect in the flat that is the responsibility of the seller, because:

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Defects

Mielestäni osakehuoneistossa on myyjän vastuulle kuuluva virhe, koska*

Choose one or more of the following.

The flat is not what was promised

A used flat has a defect for which the seller is responsible if the flat does not correspond to what has been agreed in the deed of sale, for example.

The housing company is generally responsible for any structural defects. Flats eventually require repair and maintenance, meaning that the seller is not responsible for any repairs that are the result of normal wear and tear.

The flat is in a worse condition than could be assumed from the information provided by the seller

A used flat contain a defect if

it does not correspond to the details that are significant in terms of selling it.
the seller failed to mention relevant information, which would probably have affected the sale or purchase price.

A refund cannot be demanded for something that should have been noticed in the course of an ordinary inspection of the flat before closing the deal.

The flat has a latent defect

It is a case of a latent defect when the flat is in a significantly worse condition than the buyer could justifiably have assumed. The defect could not also have been detected before the sale during a normal inspection, and the seller was not aware of it either.

The defect or deficiency must be significant until it can be used to justify a refund.

Information about the flat

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Information about the flat

Sales price*

Date of purchase

DD dot MM dot YYYY

Hand-over date

DD dot MM dot YYYY

Date when defect detected

DD dot MM dot YYYY

Construction or completion year

What are your demands?

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Claim

Note! The correction of a defect can only be demanded if the seller is a company or other trader, and the error relates to repair or improvement work.

Mitä vaadit: osakehuoneisto

I demand that the defect be corrected

Correction of a defect in workmanship can only be demanded if the seller is a trader who has, before selling the flat, had repairs and improvements done in it.

The buyer has the right to demand that the error be corrected or otherwise dealt with without being charged for it. The buyer may refuse the repair for a specific reason, for example if the repair would cause

undue inconvenience
fall in the value of the flat
danger that any expenses caused would not be compensated.

The buyer can set a reasonable time limit within which work must be started to correct the defect. If the seller has not taken effective action to correct the defect within the time limit , the buyer has the right to have the work done by someone else and to demand compensation for the costs incurred.

I demand a discount

When selling a used flat, the buyer cannot demand the seller to correct a defect. The seller is not entitled to correct the error in order to avoid a discount.

You should be realistic about the amount of discount you demand from the seller. The purpose of the discount is to set the price at a level that corresponds to the value of the flat having the defect at the time the sale. This rarely corresponds fully with the repair costs, because once the defect has been corrected, that part of the flat will be like new, and the flat's value actually increases compared to when it was sold.

I demand that the transaction be cancelled

The threshold for cancelling the transaction is high.

If the defect in the flat can be repaired, the sale cannot be cancelled.
If the defect is not major, the sale cannot be cancelled even if the defect could not be corrected. In such a case, the seller must settle for a discount.

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Discount

The amount of discount sought in euros

Information on rented residence

Fill in the necessary sections

Address of rental residence

Costs of rental residence

Amount of rent paid €

Other payments (e.g. water) €

Paid security deposit €

What is your complaint about?

Topic of complaint: renting*

Return of security deposit

Poor condition of residence

Contesting a claim for compensation

A reduction to an increase in rent

Termination / cancellation of lease agreement

What is your claim?

Claim: return of security deposit*

I am requesting the return of my entire security deposit

After a lease ends, a landlord must return the tenant’s security deposit immediately, if there are no grounds for withholding this.

The security deposit can be withheld, if the residence has been damaged, the residence has not been cleaned adequately or if the tenant has rent arrears.

When a landlord withholds a security deposit, they must supply an itemised list specifying what purpose the security deposit has been used for and the grounds for using the deposit with regard to amount of work and materials.

A landlord cannot withhold a security deposit due to normal wear and tear caused by living.

I am requesting the return of part of my security deposit

After a lease ends, a landlord must return the tenant’s security deposit immediately, if there are no grounds for withholding this.

The security deposit can be withheld, if the residence has been damaged, the residence has not been cleaned adequately or if the tenant has rent arrears.

A landlord cannot withhold a security deposit due to normal wear and tear caused by living.

Claimt: Poor condition of rented residence*

I am requesting an exemption from paying my rent

A tenant has the right to receive a reasonable reduction on their rent for the period during which the residence has defects or shortcomings that hinder daily life, or the residence is not in the condition that have been agreed on. The sum of the reduction depends on how significant the defect or shortcoming is and how much it hinders daily life.

If tenants are unable to live in the residence due to the defect or shortcoming, the tenant is not obligated to pay any rent for this period.

A tenant has the right to a reduction on their rent or full exemption regardless of whether the landlord has caused the defect or shortcoming that is hindering the tenant’s daily life.

The right to a reduction is based on the time at which the tenant notified the landlord of the defect or shortcoming or the landlord otherwise learned of the defect or shortcoming.

The tenant does not have the right to receive a reduction on their rent or an exemption on paying rent, if the defect or damage has resulted from something the tenant is responsible for. For example, if a leak from the tubing of a washing machine installed by the tenant themselves results in water damage.

Landlords are not required by law to acquire alternative housing for their tenant for the duration of repairs.

I am requesting a rent reduction

If tenants are unable to live in the residence due to the defect or shortcoming, the tenant is not obligated to pay any rent for this period.

A tenant has the right to a reduction on their rent or full exemption regardless of whether the landlord has caused the defect or shortcoming that is hindering the tenant’s daily life.

The right to a reduction is based on the time at which the tenant notified the landlord of the defect or shortcoming or the landlord otherwise learned of the defect or shortcoming.

Landlords are not required by law to acquire alternative housing for their tenant for the duration of repairs.

Claim: Contesting a claim for compensation of damages*

I am requesting that the claim for compensation of damages be waived.

Condition of the residence

The tenant must provide compensation to the landlord for damages caused intentionally or due to negligence or carelessness to the apartment by the tenant or anybody in the apartment with the permission of the tenant. For example, if the tenant has treated equipment or furnishings in a manner other than what is stated in the maintenance and user manual.

The tenant is not responsible for the apartment’s wear and tear that has resulted from its normal use or furnishing. For example, the tenant is usually responsible for compensation of damage that has occurred suddenly, whereas damage that has occurred over a long period is usually normal wear and tear.

Termination

If a tenant terminates a fixed-term lease before the specified period has come to an end, they must usually pay compensation for damages to the landlord. At its most this can total the rent for the entire remaining tenancy period.

The sum of the compensation depends on factors such as the length of the remaining lease-term and when a new tenant will be moving into the residence.

Cancellation of a lease agreement

The landlord has the right to receive compensation from the tenant, if their lease has been termination for a reason related to the tenant. Compensation may include unpaid rent income or the cost of finding a new tenant.

I am requesting the reduction of compensation

Condition of the residence

Termination

The sum of the compensation depends on factors such as the length of the remaining lease-term and when a new tenant will be moving into the residence.

Cancellation of a lease agreement

The amount of compensation I accept €

Claim: A reduction to an increase in rent*

I am requesting the reversal of a rent increase

A landlord does not have the right to one-sidedly increase rent, if the increase or its grounds have not been agreed on in advance. Rant cannot be increased in any other manner than what has been agreed to.

If a lease agreement does not contain a clause on the review of rent, an increase can only be implemented, if both parties agree to this.

If the parties do not reach an agreement, the landlord can terminate the lease agreement in accordance with a term of notice
if the parties do not reach an agreement and the lease agreement is terminated for this reason, the proposed increase will not enter into force until the term of notice comes to an end.

The landlord can take legal action to change the amount of rent paid by tenants.

Rent for ARA rental apartments may not according to the law be freely determined or raised as the rent for these is determined on the basis of a cost rent.

I am requesting the moderation of a rent increase

If a lease agreement does not contain a clause on the review of rent, an increase can only be implemented, if both parties agree to this.

If the parties do not reach an agreement, the landlord can terminate the lease agreement in accordance with a term of notice
if the parties do not reach an agreement and the lease agreement is terminated for this reason, the proposed increase will not enter into force until the term of notice comes to an end.

The landlord can take legal action to change the amount of rent paid by tenants.

Rent for ARA rental apartments may not according to the law be freely determined or raised as the rent for these is determined on the basis of a cost rent.

An increase in rent that I consider reasonable € / month

Claim: Unfounded termination / cancellation of lease agreement*

Choose one or more of these options

Compensation for the unfounded termination of a lease

The landlord’s notice of termination must include the reason for the termination as well as the time at which the termination will enter into force.

There must be an acceptable and real reason for the termination, such as the intention to sell or if the landlord wishes to move into the residence themselves.

If a lease agreement is terminated in a manner that is contrary to fair rental practices, the tenant has the right to receive compensation

for moving costs or for costs resulting from acquiring a new apartment
for costs resulting from repairs and changes the tenant has carried out that have increased the value of the residence
for a sum that is no more than equal to three months of rent to covers the harm caused by changing apartments.

A lease agreement must be terminated in writing and there must be proof that the notice of termination has been delivered to the recipient.

The notice must also have a mention of the reason for termination and the date on which the lease will come to an end. If no other arrangement has been agreed on, the period of notice begins on the last day of the month during which a written notice of termination has been received.

Periods of notice are binding

When a landlord terminates a principal tenant’s lease agreement the period of notice depends on the length of the tenancy.

The period of notice for a tenancy that has lasted less than one year is three months.
The period of notice for a tenancy that has lasted at least one year is six months.

A landlord’s period of notice is the following for tenants who are subletting:

One month for a tenancy that has lasted less than one year
Three months for a tenancy that has lasted at least one year

A fixed-term lease is binding for both the land-lord and the tenant for the specified period and neither party cannot be released from the lease without economic consequences.

I am requesting the reversal of the termination of a lease

The landlord’s notice of termination must include the reason for the termination as well as the time at which the termination will enter into force.

There must be an acceptable and real reason for the termination, such as the intention to sell or if the landlord wishes to move into the residence themselves.

If a lease agreement is terminated in a manner that is contrary to fair rental practices, the tenant has the right to receive compensation

for moving costs or for costs resulting from acquiring a new apartment
for costs resulting from repairs and changes the tenant has carried out that have increased the value of the residence
for a sum that is no more than equal to three months of rent to covers the harm caused by changing apartments.

A lease agreement must be terminated in writing and there must be proof that the notice of termination has been delivered to the recipient.

Periods of notice are binding

When a landlord terminates a principal tenant’s lease agreement the period of notice depends on the length of the tenancy.

The period of notice for a tenancy that has lasted less than one year is three months.
The period of notice for a tenancy that has lasted at least one year is six months.

A landlord’s period of notice is the following for tenants who are subletting:

One month for a tenancy that has lasted less than one year
Three months for a tenancy that has lasted at least one year

A fixed-term lease is binding for both the land-lord and the tenant for the specified period and neither party cannot be released from the lease without economic consequences.

Compensation for the cancellation of a lease

If the landlord cancels a lease agreement for no reason, the landlord is liable to pay the tenant compensation for any resulting damages.

A tenant cannot claim compensation, if the lease has been cancelled for reasons related to the actions of the tenant. The cancellation of a lease agreement is possible in situations where the tenant is responsible for a significant breach of contract.

A notice of cancellation must be delivered in writing. The tenant has the right to be provided information on the reasons for the cancellation of their tenancy and the date on which the tenancy will come to an end.

The landlord can cancel a lease immediately for example, in the following situations:

the tenant has neglected to pay their rent. Two months of rent arrears are acceptable grounds for this.
the tenant transfers their tenancy rights to a third party without the permission of the landlord.

Cancellation of a lease prior to a warning include the following:

1. The apartment has been used for a purpose or in a way that is contrary to what has been agreed.
2. The tenant has behaved in a manner that has disturbed other residents while living in the apartment.
3. The apartment has been poorly main-tained.
4. The tenant has acted in a manner that is contrary to regulations and health re-quirements.

A warning need not be provided for the cases mentioned above in relation to points 2 and 4, if the tenant’s actions have been exceptionally inappropriate.

Are you demanding compensation for damages?

compensation for damages sopimuksen purkaminen

Yes

You can claim compensation for damages resulting from negligence by the landlord or other negligence.

A claim for compensation can be made, for example, if the apartment’s lacking condition, a delay in attaining use of an apartment or a cancellation of a lease agreement were caused by the actions or negligence of the landlord.

A claim for compensation can include the costs of moving elsewhere, costs for furniture destroyed by mould or costs of acquiring another apartment.

Keep receipts for all costs, so you can provide proof of the incurred damages.

No compensation will be provided for an-noyance, inconvenience, mental suffering or loss of time off.

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Claimed compensation for damages

Claim for damages €

Information about damages

Sum of the security deposit you are requesting the return of

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The security deposit I am requesting the return of

Sum of the security deposit I am requesting the return of €*

I am requesting interest on delay, starting

DD dot MM dot YYYY

If the landlord has withheld the security deposit without grounds, you can request interest on delay for the sum pursuant to the Interest Act from the date your lease agreement ended.

The reduction you would like on your rent?

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A request for a rent reduction

The sum of the reduction I would like to receive on my rent € / month:*

If tenants are unable to live in the residence due to the defect or shortcoming, the tenant is not obligated to pay any rent for this period.

A tenant has the right to a reduction on their rent or full exemption regardless of whether the landlord has caused the defect or shortcoming that is hindering the tenant’s daily life.

The right to a reduction is based on the time at which the tenant notified the landlord of the defect or shortcoming or the landlord otherwise learned of the defect or shortcoming.

I am requesting a reduction of my rent for the following period

The right to a reduction is based on the time at which the tenant notified the landlord of the defect or shortcoming or the landlord otherwise learned of the defect or shortcoming.

Are you demanding compensation for damages?

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Claimed compensation for damages

Vaaditko vahingonkorvausta: asunnon puutteellinen kunto*

Yes

You can claim compensation for damages resulting from negligence by the landlord or other negligence.

A claim for compensation can include the costs of moving elsewhere, costs for furniture destroyed by mould or costs of acquiring another apartment.

Keep receipts for all costs, so you can provide proof of the incurred damages.

No compensation will be provided for an-noyance, inconvenience, mental suffering or loss of time off.

Claim for damages €*

Information about damages

Are you demanding compensation for the costs of a defect?

Vaaditko vahingonkorvausta virheen aiheuttamista kustannuksista

Yes

General principles

Both the buyer and seller must take action to ensure that the costs caused by the damage are as limited as possible.

You must be able to present a receipt or other reliable proof of the costs incurred.Damages cannot be claimed for inconvenience, emotional distress, or time wasted.

If the flat / detached house was bought from a private person:

Compensation may also be demanded for expenses caused by the seller's negligence, such as repair and inspection costs, extra accommodation costs and costs arising from finding out about the defect (goods inspector report etc.).

If the used flat was bought from a trader

Compensation can also be demanded for necessary expenses, such as costs arising from finding out about the defect (goods inspector report etc.).

Compensation may also be demanded for indirect losses caused by the seller's negligence, such as loss of income and significant loss of use of the flat.

If the house was bought from a trader:

Claim for damages

Postal expenses

Travel expenses

Phone expenses

Other expenses

Totall

I will complete my claim as the damage becomes more accurate.

Information about damages

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Description

Brief description of the grievance:

Complainant

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Contact information

Name

Address

Postal code

Post office

E-mail address

Phone number

You need to send your complaint to the counterparty yourself

Accessing your complaint

Click on the “Next” button at the bottom of this box to view your complaint, which you can then send to you email address or download or print out.

If the email does not appear in your inbox, check your junk mail folder and other folders. You can also search for the message in folders with the word "complaint". The email may arrive after a delay of a few minutes.

You can edit the content by going back by pressing "Back".

Filing your complaint

You need to send your complaint to the seller yourself. The complaint assistant is simply a tool and cannot file your complaint on your behalf. You can file your complaint by

emailing it to the seller.
copying the information into the seller’s complaint form on their website.
printing out the complaint and sending it by post.

Complaint

{summary}

I await an answer within two weeks. Thereafter I may choose to contact the consumer advice.

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