Arkikahvila — Threat of eviction
Printed guide · arkikahvila.fi/eviction-threat · Checked 7/2026 — general guidance, not legal advice.
Threat of eviction — what to do and in what order
Rent arrears and the threat of eviction are frightening, but in Finland the process is slow and tightly regulated — no one can evict you suddenly or on their own. This page explains how an eviction actually proceeds, at what stage the situation can still be saved, and the one thing that, if neglected, makes matters worse than they need to be. The most important message first: the whole process usually takes 2–6 months, and in most cases it can be stopped by paying or reaching an agreement before it gets far.
How to proceed
-
1
As soon as you realise you cannot cover the rent
- Contact the landlord and propose a payment plan — this is the single most effective step
- Apply for a review of your housing allowance, or for social assistance, if your income has changed
- Contact the housing advice service in your wellbeing services county if the negotiation stalls
-
2
When arrears have built up to about 2 months
- At this stage the landlord may terminate the tenancy or start an eviction process — react immediately, do not wait
- Pay the arrears at once if money is coming in — the landlord can still call off the measures at this stage
-
3
If you receive a summons from the District Court
- Respond in writing within 14 days — if you do not respond, judgment is given automatically in the landlord's favour
- In your response, state the amounts you have paid, any agreed arrangements, and your own situation
-
4
After the judgment
- The judgment goes to enforcement, which sends a notice to move out — you usually have 2–3 weeks for it
- You can still reach an agreement with the landlord at this stage if the arrears are paid
-
5
If you have not moved out by the set date
- The enforcement officer carries out the eviction — this is the final stage of the process, which is rarely reached if you have acted in time
The steps of the process — why the rush is smaller than it feels
In Finland the eviction process has several stages and is slow — altogether it usually takes 2–6 months from the start of the arrears to the eviction itself. That gives you time to put things right if you act in time.
Stage 1: A payment reminder and grounds for cancellation arise
A payment reminder is sent for each unpaid rent. The landlord has the right to cancel the tenancy with immediate effect, without any notice period, if rent payment has been materially neglected — in practice this usually means about two months of unpaid rent, or repeated late payment. This immediate cancellation is different from ending a tenancy by notice: giving notice requires a proper reason (for example, the landlord's own need for the apartment) and observing the notice period, whereas cancellation because of arrears ends the tenancy straight away.
Stage 2: Notice of cancellation or a direct application for a summons
The landlord must give a written notice of cancellation stating the ground for it — or, alternatively, the landlord may take the matter straight to the District Court with an application for a summons, which also serves as the notice of cancellation. The application is accompanied by the tenancy agreement, any written warnings, and other evidence, and it can seek both eviction and the unpaid rent at the same time.
Stage 3: Processing in the District Court
The District Court serves the summons on you and gives you 14 days to respond in writing. If you respond and dispute the claims, the matter proceeds to a hearing and is decided on the evidence. If you do not respond within the deadline, the District Court gives a default judgment directly in the landlord's favour — without your view ever being heard.
Stage 4: The judgment goes to enforcement
Once the landlord has the eviction judgment, they submit it to the Enforcement Authority. The enforcement officer sends you a notice to move out stating the moving date — you usually have 2–3 weeks to move out voluntarily. The moving date can, under certain conditions, be postponed if it does not cause the landlord significant inconvenience.
Stage 5: Eviction
If you have not moved out by the set date, the enforcement officer carries out the eviction and clears the apartment. This is the final and hardest stage of the process, and it is rarely reached if the arrears have been dealt with or an agreement has been made with the landlord along the way. The landlord can withdraw the whole eviction application at any stage if the rent arrears are paid.
You received a summons from the District Court — act within 14 days
In your response it is worth stating: what you have already paid and when, any payment plan that may have been agreed, a brief note on your financial situation, and, if you dispute any amount claimed, why. You do not need a lawyer to write the response — but if the situation is complicated, the legal aid office gives free initial advice. You can also call the District Court named in the summons and ask for practical instructions on submitting your response.
Residential lease matters are usually dealt with quickly in the District Court right after the summons deadline — if the matter is otherwise clear (for example, the arrears are undisputed), the judgment may come within only a few weeks of the summons deadline passing.
How to stop the eviction
- Pay the arrears as soon as you have the money — the landlord can withdraw the eviction application at any stage if the rent arrears are paid. This is the single most effective means, and the earlier it is done, the more certainly it works.
- Propose a payment plan — a ready-made letter template is on the letter templates page, under Housing. It is usually in the landlord's interest too to reach an agreement, because an eviction process costs money and takes time for the landlord as well.
- Ask for written confirmation of every agreement — anything promised over the phone is always worth confirming by email or text message.
- Use the rent deposit sensibly — most tenancies have a deposit (equal to at most about three months' rent), and the landlord can use it to cover the arrears. Ask about this option directly.
- Apply for social assistance or a review of your housing allowance if your financial situation has changed — even a small addition can be enough to break the cycle.
- Contact the housing advice service in your wellbeing services county — they can negotiate with the landlord on your behalf and help find a solution before the matter goes to the District Court.
Enforcement and the notice to move out
When the District Court has given an eviction judgment, enforcement passes entirely to the enforcement authority — the landlord no longer acts in the matter. The enforcement officer sends you a notice to move out with a clear moving date, typically 2–3 weeks ahead. This is the last chance to move on your own terms.
If you cannot move out in time and need more time, contact the Enforcement Authority before the set date — the moving date can be postponed if it does not cause the landlord significant inconvenience. Do not leave the contact until the last minute.
If the eviction goes ahead, the enforcement officer clears the apartment. The landlord may be present but may not take part in the operation. The locks are usually changed at the landlord's expense. After the eviction it is worth acting quickly to find a new home — see the next section.
Housing advice and other help
Many wellbeing services counties have their own housing advice service that helps you free of charge to negotiate with the landlord, work out what support you are entitled to, and find solutions before an eviction — get in touch as early as possible, ideally as soon as the first arrears arise. If there are minor children in the family, the wellbeing services county's social services have a special duty to help resolve the situation.
If the rent arrears also go to enforcement through a debt judgment (not just an eviction), see the enforcement FAQ page on the protected portion and payment plans. If the money does not stretch in any case, the Money when times are tight guide goes through legal options, and in an acute emergency the Emergency help page helps right away.
Important contact details gathered together
Did you spot an error or is something missing?
Tell us anonymously if you spotted an error on the page or if something is missing. Practices and deadlines can vary — we check every report and correct the page. Your message is not published, and no information about the sender is saved.