§ 9-8. You can object to the notice of termination within one month
If you receive a valid notice of termination (oppsigelse), you have one month to send a written objection (protest) to the landlord (utleier). If you object, the landlord must go to court or to the Rent Disputes Tribunal (Husleietvistutvalget) within three months — otherwise the notice of termination lapses automatically.
Machine-translated from Norwegian. The Norwegian text is the one that applies. Read the original in Norwegian.Norsk English العربية Polski Українська
The text of the law (unofficial translation)
The tenant may, within one month after the notice of termination has been received, object in writing to the landlord against the notice of termination. If the tenant has not objected to the notice of termination in accordance with the first sentence, the tenant cannot claim that the notice of termination is contrary to this Act. If the tenant has objected in accordance with the first sentence, the notice of termination lapses unless the landlord has brought a lawsuit (søksmål) against the tenant within three months after the tenant's deadline expired.
The court shall examine whether the notice of termination is lawful, and whether it should be set aside. The notice of termination shall be set aside if the court, based on an assessment of the circumstances of both parties, finds that it would be unreasonable. The court nevertheless cannot set the notice of termination aside if it concludes that the notice of termination is due to material breach (vesentlig mislighold) on the part of the tenant, cf. § 9-9 first paragraph, second sentence.
The provisions in the first and second paragraphs do not apply to notice of termination of an open-ended tenancy agreement (tidsubestemt leieavtale) for a single living room where the tenant, under the tenancy agreement, has access to another person's home. The same applies to the lease of commercial premises (lokale) where the rent is agreed per day, and to the separate lease of a garage or storage room.
What does this mean?
The objection is the most important tool you have against an unwanted notice of termination. And it is easy to use — but you must do it before the deadline.
This is how it works, in three steps:
Step 1 — You object in writing within one month. It does not need to be long or legally precise. "I object to the notice of termination received [date]" is enough. It can be sent by email.
Step 2 — The landlord has three months after your deadline expired to go to the Rent Disputes Tribunal or to court. If he does not, the notice of termination lapses automatically. You do not need to do anything more.
Step 3 — If the case is heard, the Rent Disputes Tribunal or the court assesses whether the notice of termination is lawful and whether it is reasonable. The notice of termination can be set aside even if it is formally lawful, if it is unreasonable based on an overall assessment of both parties' situation.
If you do not object? Then you lose the right to say that the notice of termination is unlawful. The landlord can request a forced eviction (tvangsfravikelse) three months after the notice period has ended.
The unreasonableness standard is important: Even if the landlord has a lawful reason, the notice of termination can be set aside if it seems unreasonable. If you have lived there for 20 years, are old and ill, and the landlord's reason is weak — the court may say that it is unreasonable to throw you out. In the case of a notice of termination based on the sale of the home, one of the things considered is how concrete the sale is.
Examples
Tom receives a notice of termination on 1 March. The deadline for objecting is 1 April. Tom sends an email on 28 March: "I object to the notice of termination received 1 March." That is enough. The landlord now has three months — until 1 July — to go to the Rent Disputes Tribunal. If the landlord does not do so, the notice of termination has lapsed. Tom can stay.
Ingrid receives a notice of termination but does nothing within one month. The deadline expires. Ingrid can no longer claim that the notice of termination is unlawful. The landlord can request eviction (utkastelse) after the notice period (oppsigelsesfrist) has ended.
Common mistakes
- Waiting too long to object. The one-month deadline is absolute — if you miss it, you lose the right.
- Objecting orally. The objection must be in writing. Email is fine.
- Believing that an objection means you can automatically stay forever. No — the landlord can go to the Rent Disputes Tribunal and have the notice of termination examined there. But that is his job, not yours.
What should you do?
If you receive a notice of termination: Decide immediately whether you want to stay. If you do — send a written objection within one month. Contact the Rent Disputes Tribunal at the same time — they can handle the case quickly and free of charge, and you avoid going to court.
Frequently asked questions
What do I write in the objection?
- § 9-5The lawful grounds for notice of termination
- § 9-7Requirements for the landlord's notice of termination
- § 9-9Termination with immediate effect (heving) for material breach
- The tenant has died: what happens to the tenancy agreement (leieavtale)?
- Leasing commercial premises: what you must clarify before you sign
- Notice of termination from the landlord: requirements, legitimate reason (saklig grunn) and the objection deadline
- Basement flat (sokkelleilighet) in the landlord's house: rights and obligations