asuntoosakeyhtiö

Asunto-osakeyhtiö, commonly shortened to AOS, is a prevalent form of housing ownership in Finland. It is a limited liability company in which residents own shares in the company and have the right to occupy a specific dwelling in a building owned by the company. The housing company itself owns the real estate and the common areas, while the shareholders hold the right to use a particular dwelling through their shares. This structure makes residents part-owners of the property and responsible for its upkeep together with the other shareholders.

The exclusivity of ownership is tied to a dwelling unit, but the company’s equity and the building’s facilities are shared among all shareholders. The yhtiöjärjestys (articles of association) governs occupancy rules, transfer of shares, and use of common areas, while the real estate is managed on behalf of all shareholders. In practice, residents participate in governance primarily through the annual general meeting, which elects a board. The board, sometimes with a managing director or property manager, handles daily administration, maintenance decisions, contracts, and financial planning. Major decisions typically require approval at the general meeting.

Finances are raised through the company’s share capital and ongoing maintenance charges, known as vastike, paid by residents to cover maintenance, services, and debt service if the building has loans. The company may have loans secured by the property; charges can include rahoitusvastike for loan repayments, alongside normal hoitovastike or vastike for ongoing upkeep.

Legally, the AOS operates under the Finnish Housing Company Act, complemented by general osakeyhtiö (limited liability company) law for corporate matters. It represents a common form of urban housing, balancing individual occupancy rights with collective ownership and responsibility.