If you own a flat in Finland, you most likely own shares in a housing company rather than the flat itself. That matters when you plan plumbing work: before certain jobs, you must notify the housing company in writing. This guide explains how the system works, which plumbing jobs usually need a renovation notice and what to put in it.
How the housing company system works
Most blocks of flats and many terraced houses in Finland are owned by a limited liability housing company (asunto-osakeyhtiö, usually called taloyhtiö). The company owns the building. Your shares give you the right to live in a specific apartment.
Three parties come up again and again:
- The board (hallitus) makes decisions on behalf of the shareholders.
- The property manager (isännöitsijä) runs day-to-day administration, including renovation notices.
- The maintenance company (huoltoyhtiö) looks after the building's technical systems, handles water shut-offs and usually has an on-call number for faults.
The Limited Liability Housing Companies Act (asunto-osakeyhtiölaki) divides maintenance responsibility. Broadly, the housing company looks after the building's structures and shared systems, such as water, drain and heating pipes, while the shareholder looks after the interior of the apartment. Many housing companies have a maintenance responsibility table (vastuunjakotaulukko) that shows who is responsible for what.
If you rent your home, you are not a shareholder. Talk to your landlord before ordering any work: the owner decides and is the one who notifies the housing company.
What the law requires
Under the Act, a shareholder must notify the housing company in writing before starting renovation work in the apartment if the work may affect the building, other apartments or their use. Plumbing is a typical example, because water and drain pipes, wet rooms and heating all connect to the rest of the building.
The housing company can set conditions that are needed for the work to be done properly. Typical conditions are that the work is done by a qualified contractor, or that the company's own expert supervises it at the shareholder's cost. In some cases the company can also refuse work that would harm the building or other residents. The exact rules and practices vary, so the property manager is the right person to ask.
Which plumbing jobs usually need a notice
A renovation notice is usually needed for:
- replacing or relocating water or drain pipes
- moving a sink, toilet or shower to a new place
- any work that affects the waterproofing or the floor drain of a bathroom
- adding, moving or replacing radiators, or changing heating pipework
- any job that needs the water to be shut off for a whole riser
Many housing companies also want a notice for replacing a toilet, because the job involves the drain connection. Our article on toilet replacement cost covers that job in detail.
A notice is often not needed for replacing a tap (faucet) with a similar one, or for swapping a dishwasher or washing machine in the same place using the existing connections. Practices vary, though. A short email to the property manager before booking is much quicker than sorting out a problem afterwards.
Water shut-offs and neighbours
Many flats have shut-off valves for each fixture or a shut-off valve for the whole apartment, which means small jobs can be done without affecting anyone else. If the valves are missing or no longer close properly, the water has to be shut off from the riser (nousulinja), which affects every flat on the same line.
Riser shut-offs are arranged through the maintenance company, and neighbours are informed in advance, usually with a notice in the stairwell. Some housing companies charge for the shut-off. Agree on the time well in advance and let your plumber know the agreed slot.
What to include in the notice
Many housing companies have a form on their website or in the property manager's online service. Otherwise, an email or a letter is fine. Include:
- Your details: name, apartment and contact information
- What: a clear description of the work, for example replacing the toilet in the same place and connecting it to the existing floor drain
- Where: which rooms are affected
- When: planned dates and working hours
- Who: the contractor's name, business ID (Y-tunnus), contact details and the qualifications of the person doing the work
- Plans: drawings, product details or pipe materials, especially for larger jobs
- Water shut-off: whether a riser shut-off is needed
For the notice, we can give you a written description of the job and details of the plumber's qualifications: the vocational qualification in building services with a specialisation in plumbing (Talotekniikan perustutkinto, putkiasentaja) and the hot work card (Tulityökortti), which is required for work such as soldering copper pipes.
After the work
When the job is finished:
- Tell the housing company the work is complete, if they asked you to. Some want to inspect pipework before it is covered up.
- Keep the notice, the company's reply, the invoice, product details and photos of the pipework taken before it was closed. You also need the invoice if you claim the household tax credit.
Renovations notified by shareholders are usually recorded by the housing company and can appear in the property manager's certificate (isännöitsijäntodistus) when you sell the flat. Buyers often ask about them, so good records help.
Skipping the notice is a false economy. If something goes wrong after unnotified work, you may be liable for the resulting damage and for the cost of putting things right.
Summary
- In a housing company, many plumbing jobs in your apartment need a written notice before they start.
- The company can set conditions, such as a qualified contractor or supervision at your cost.
- Riser shut-offs go through the maintenance company, and neighbours are told in advance.
- Describe what, where, when and who, and attach plans for larger jobs.
- Keep all documents after the work is done.
Planning water pipe replacement, a toilet replacement or radiator pipework renewal? Get in touch and we'll give you the job details you need for your notice.