Asumisoikeus is a special form of housing in Finland that falls between renting and owning an apartment. A person receives the right to live in a specific apartment, pays an initial right-of-occupancy payment (asumisoikeusmaksu), and then pays a monthly occupancy charge (käyttövastike). The initial payment is usually around 15% of the value of the apartment.
When the resident terminates the agreement, this initial payment must be refunded to them with the index increase provided for by law. This particular feature of the system became a subject of discussion about financial risks in 2026.
Why Does the Initial Payment Create a Financial Risk?
At first glance, the system appears relatively safe: a person does not buy the entire apartment, but makes a substantial payment and receives the right to live there, expecting to receive the initial payment back when moving out.
However, for the organisation that owns an ASO building (housing under the Asumisoikeus system), this represents a financial obligation. When a resident moves out, the organisation must refund the initial right-of-occupancy payment while simultaneously losing the income from the monthly occupancy charge. If many residents move out at the same time, the pressure on the organisation's cash flow can become significant.
The Bank of Finland directly points to the related risk of insolvency of the organisation: if an organisation providing ASO housing goes bankrupt and is unable to fulfil its obligation to refund the initial payment, this creates a risk for the resident who expects to receive their money back.
Why Has the Issue Become Particularly Relevant in 2026?
The financial stability of the system depends not only on individual residents but also on the condition of the organisations providing ASO housing. The Bank of Finland notes that the system was established in Finland in 1990, but its resilience has not yet been tested under a downturn in the housing market comparable to the current one. If several such organisations experience financial difficulties at the same time, the risk could spread across the entire system.
There is another issue. Since 2026, the state has no longer supported the construction of new ASO buildings. According to the Bank of Finland, the cessation of new construction will eventually increase pressure on the growth of occupancy charges, particularly as the costs of maintaining and renovating an ageing housing stock increase.
Thus, this does not mean that an ASO apartment automatically becomes unsafe for a resident. The issue concerns the financial vulnerability of the system itself, which may become apparent if organisations simultaneously face falling demand, financial difficulties, and the need to refund substantial amounts to departing residents.
What Will Change in the Asumisoikeus System?
In September 2026, the Finnish Government submitted a proposal to Parliament to amend the rules governing the Asumisoikeus system. The main objective of the changes is to make the system more resilient to financial problems and declining demand for ASO apartments.
If there is no longer sufficient demand for ASO apartments or a building cannot obtain the necessary government-subsidised financing for major renovations, it may, in exceptional cases, be released from the statutory restrictions on the use and transfer of the housing. These restrictions mean that ASO housing cannot be freely sold or transferred to the ordinary rental market: its use and transfer are regulated by law. Such a decision must be approved by the Centre for State-Subsidised Housing Construction (Valtion tukeman asuntorakentamisen keskus).
At the same time, residents' rights are to be protected: if a building is released from the restrictions, the holder of the right of occupancy will be able to purchase the apartment as their own property.
The procedure for finding ASO housing will also change. From the beginning of 2029, the current queue numbers (järjestysnumero) are planned to be discontinued. Residents will be selected in the order in which applications are submitted. The Government explains this as an effort to simplify the application process and reduce administrative work.
The main changes are planned to enter into force on 1 January 2027, with transitional provisions.
What Does This Mean for an Ordinary Resident?
It is important for residents to understand that the initial right-of-occupancy payment is not a purchase of the apartment. When the agreement ends, the organisation must refund this payment with the index increase provided for by law, but the financial position of the organisation matters for its ability to fulfil such obligations.
The changes proposed in 2026 are primarily intended to help the system cope better with declining demand and financial difficulties. In particular, in exceptional situations, an ASO building may be released from the statutory restrictions, while residents' rights are to be protected.
Therefore, when choosing an ASO apartment, it is important to consider not only the amount of the initial payment and the monthly occupancy charge, but also the financial position of the organisation, the condition of the building, and demand for ASO apartments in the specific location.
Sources
- Suomen Pankki / Euro ja talous, 20 May 2026 — Julkisesti tuetun asuntotuotannon rahoituksessa piilee vakausriskejä.
- Ympäristöministeriö / Valtioneuvosto, 3 September 2026 — Hallitus esittää muutoksia asumisoikeuslakiin järjestelmän kestävyyden vahvistamiseksi.
- FINLEX, HE 156/2026 — Government proposal to amend the Asumisoikeus Act.
Published 01.10.2026, FINREPO