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This part covers the general principles, shares, and housing company maintenance charge, including the scope of the law and the main principles of a housing company’s operations.

This heading introduces the chapter on the law’s scope and the main principles governing housing companies, shares, and maintenance charges.

Tätä lakia sovelletaan asunto-osakeyhtiöihin ja tiettyihin ennen 1.3.1926 rekisteröityihin osakeyhtiöihin, ellei muu laki säädä toisin.

This provision says the law applies to housing companies registered under Finnish law, and also to certain older companies registered before 1 March 1926 if apartments were reserved to shareholders by a general meeting decision.

An Asunto-osakeyhtiö is a housing company defined by its articles of association and building-use criteria; each share gives a right to control a specified apartment or part of the property.

A housing company is a limited company set up to own and manage at least one building or part of a building that meets the stated apartment-floor-area test, and each share gives the right to control a designated apartment or other part.

This section defines an “osakehuoneisto” and says that a balcony reached only through the apartment is included. If one balcony is accessed from more than one apartment, the relevant shareholders must agree on maintenance and alterations, but a shareholder may carry out necessary maintenance work.

This section defines an apartment-share unit and sets balcony rules when several unit owners have access to the same balcony.

Osakkeenomistajalla on oikeus luovuttaa osakehuoneisto kokonaan tai osaksi toisen käytettäväksi, ellei laissa tai yhtiöjärjestyksessä toisin määrätä.

The shareholder has the right to let an apartment share be used by someone else, in whole or in part, unless the law or the company’s articles say otherwise.

The housing company must maintain the properties and buildings it controls as provided by law and its articles of association.

A housing company must maintain the real estate and buildings in its possession, and it must handle construction as set out in the founding agreement, the articles of association, or other agreement.

A housing company is a separate legal person once registered, and shareholders are not personally liable for the company’s obligations.

Housing company shareholders are not personally liable for the company’s debts, and the company becomes a separate legal person when registered.

A company may distribute its assets only as provided in Chapter 11.

Yhtiö saa jakaa varojaan vain 11 luvussa säädetyllä tavalla.

A share may be transferred freely, unless the articles of association provide otherwise.

Shares may be transferred freely, unless the articles of association provide otherwise.

Shareholders exercise their decision-making power at the general meeting, and decisions are made by a majority of votes unless this Act or the articles of association provide otherwise.

Shareholders exercise their decision-making power at the general meeting, and decisions are made by a majority of votes unless the law or the articles of association provide otherwise.

All shares carry equal rights unless the articles of association provide otherwise, and the general meeting, board, and managing director may not take actions that unfairly benefit a shareholder or someone else at the company’s or another shareholder’s expense.

Shares have equal rights in the company unless the articles of association say otherwise, and the general meeting, board, and manager must not make unfair decisions or take measures that give undue advantage at the company’s or another shareholder’s expense.

Yhtiön hallituksen ja isännöitsijän on toimittava huolellisesti ja edistettävä yhtiön etua.

The board and the manager must act carefully to promote the company’s interests.

Shareholders may set company operations in the articles of association, but the articles cannot contain terms that conflict with mandatory rules in this Act or another Act.

Shareholders may set rules on the company’s operations in the articles of association, but those rules may not conflict with mandatory provisions of this Act or other laws.

A housing company’s articles of association must always include specified company, property, apartment, share, maintenance charge, and other core details.

A housing company’s articles of association must always include the listed company and apartment details, plus the grounds for charges and who decides their amount and payment method.

This section says that rules on amending and adjusting the articles of association are found in Chapter 6.

This section says that changes to the company articles of association, and their adjustment/reasonableness matters, are regulated in Chapter 6.

All shares have equal rights in the company, unless this law or the articles of association provide otherwise. Company shares also belong to the housing share register referred to in the Housing Information System Act (1328/2018).

All shares have equal rights in the company, unless this law or the articles of association provide otherwise.

A share buyer may use shareholder rights only after being entered in the relevant register, unless the right is exercised with the company’s special certificate. If several people own a share together, they may use the rights only through a common representative. A share owned by the company itself gives no rights in the company.

A share transferee may exercise shareholder rights only after registration, with an exception for rights exercised using the company’s special certificate.

If a company’s shares have a nominal value, the articles may set it, all shares must have the same nominal value, and share capital must not fall below the total nominal value of the shares.

If shares have a nominal value, the articles may set it, but all shares must then have the same nominal value and share capital must meet minimum levels tied to that nominal value.

Yhtiöjärjestys voi rajoittaa osakkeen siirtoa vain 5 §:n mukaisesti, ja samaan osakeryhmään kuuluvia osakkeita ei saa erikseen merkitä, luovuttaa, siirtää tai pantata, ellei kyse ole huoneiston jakamisesta tai osan yhdistämisestä toiseen huoneistoon.

Yhtiöjärjestys voi rajoittaa osakkeen siirtämistä vain 5 §:n mukaisesti, ellei muu laki toisin säädä. Samaan osakeryhmään kuuluvia osakkeita ei yleensä saa merkitä, luovuttaa, siirtää tai pantata erikseen.

Yhtiöjärjestys voi antaa tietyille tahoille oikeuden lunastaa osake, kun osake siirtyy toiselle, ja hallitukselle sekä lunastajalle asetetaan ilmoitus- ja määräaikavelvoitteita.

An articles of association clause may give a shareholder, the company, or another named person the right to redeem shares when ownership transfers, with listed exceptions and deadlines.

Yhtiö voi antaa optiotodistuksia ja osinkolippuja, mutta optiotodistukseen on sisällytettävä osakkeiden merkinnän ehdot, todistus on päiväyttävä ja allekirjoitettava riittävällä määrällä hallituksen jäseniä.

The company may issue option certificates and dividend coupons, but option certificates must include the share subscription terms and be dated and signed by the required number of board members.

If a share is transferred and pledged, and if a warrant certificate is transferred or pledged, other listed statutory rules apply.

This section says which other legal provisions apply to share transfers and pledges, and to option certificates depending on how they are issued.

Yhtiön on pidettävä osakeluetteloa Maanmittauslaitoksessa osakehuoneistorekisterin tietojen perusteella.

Maanmittauslaitoksessa pidetään yhtiön osakkeista ja omistajista osakeluetteloa, johon merkitään laissa luetellut tiedot.

Osakkeen saajan on toimitettava hallitukselle lunastusmenettelyä varten tarvittavat tiedot, jos siirtoa on rajoitettu lunastuslausekkeella.

Omistusoikeuden siirtoa koskevat merkinnät on tehtävä osakeluetteloon viivytyksettä, mutta vasta varainsiirtoveron suorittamisesta saadun selvityksen jälkeen, ja merkintä on päivätty. Jos yhtiöjärjestyksessä on lunastuslauseke, osakeluetteloon merkitään myös lunastusmenettelyä koskevat tiedot. Nämä tiedot poistetaan yleensä kolmen kuukauden kuluttua, ellei hallitus ilmoita toisin. Osakkeen saajan on toimitettava hallitukselle lunastusmenettelyä varten tarvittavat tiedot.

Osakeluettelo on pääosin julkinen: jokaisella on oikeus tutustua siihen ja saada siitä jäljennös, ja tietyillä osakkeenomistajilla sekä oikeutensa osoittavilla entisillä omistajilla on lisäoikeuksia koskien entisiä omistajatietoja.

Everyone may inspect the shareholder register and get a copy; shareholders and certain former shareholders also have access to related former-shareholder data, with some disclosure limits.

Osakkeenomistaja must pay a company fee to cover the company’s expenses, based on the grounds set in the articles of association.

Osakkeenomistajan on maksettava yhtiövastiketta yhtiön menojen kattamiseksi yhtiöjärjestyksessä määrättyjen perusteiden mukaan.

Company charges may cover specified property-related expenses, and the articles of association may extend certain collection and liability rules to some contract-based payment obligations.

Housing company fees may be used to cover certain company expenses, and the articles of association may extend some collection and liability rules to certain contractual usage fees or joint purchases.

The articles of association may set different charge bases for certain expenses or make payment apply only to owners of certain shares. If the articles provide for a capital charge, it covers long-term costs from acquiring, building, major repairs, and renovation unless the articles say otherwise.

The articles of association may set company charges so that different expenses have different payment bases or the duty to pay applies only to certain share owners.

The articles of association must state how the building charge is calculated, and a shareholder must report the number of people living in or using the apartment if that number is used as the basis.

The housing company’s articles must state how the charge is calculated, and shareholders must report resident/user counts if that count is used as the basis. For water-related costs, the basis is measured actual consumption, and the company must give shareholders monthly water-use information and other basis information during collection.

If an apartment cannot be used as intended, the housing company fee charged from the shareholder must be reduced by the amount that the company’s operating and maintenance costs decrease because of the unusable apartment.

If an apartment cannot be used for its intended purpose, the maintenance fee charged from the shareholder must be reduced by the amount that the company’s operating and maintenance costs decrease because of the unusable apartment.

Uuden osakkeen omistajan on maksettava yhtiövastike omistusoikeuden siirtymisestä lähtien, ellei perustamissopimuksessa, yhtiökokouksen päätöksessä tai yhtiöjärjestyksessä määrätä toisin.

The duty to pay the company fee starts when the share is registered, unless another rule is set in the founding agreement, a shareholders’ meeting decision on new shares, or the articles of association. A new share owner is responsible for payment from the moment ownership transfers.

The new owner is liable, alongside the former owner, for unpaid housing charges and a payment referred to in section 2(2), up to a capped amount.

A new apartment owner is jointly liable for the previous owner’s unpaid management fee and certain other payment, up to a capped amount, but not for amounts not listed in the property manager’s certificate and due before the certificate date.

This section says that deviating from the shareholder contribution basis by a general meeting decision is governed by other sections, and that changing the articles’ rules on the shareholder contribution is also governed elsewhere.

This section says rules on deviating from the company fee basis by a shareholders’ meeting, and on changing the articles’ company-fee provisions, are found elsewhere in the law.

The company’s and shareholders’ maintenance responsibilities are allocated under sections 2 and 3 unless the articles provide otherwise. The shareholders’ meeting may decide, in limited cases, that work belonging to a shareholder is done at the company’s expense. Whoever performs the maintenance work must ensure good building practice.

Yhtiön ja osakkeenomistajien kunnossapitovastuu jaetaan pääsääntöisesti 2 ja 3 §:n mukaan, ellei yhtiöjärjestys toisin määrää.

Yhtiön on pidettävä kunnossa tietyt huoneistojen rakenteet, eristeet ja perusjärjestelmät sekä korjattava tietyt vahingoittuneet sisäosat; se ei kuitenkaan vastaa huoneistoissa olevista altaista.

Yhtiön on hoidettava useita talon ja huoneistojen kunnossapitotehtäviä, mutta se ei vastaa huoneistoissa olevista altaista.

Osakkeenomistajan on pidettävä asuntonsa sisäosat kunnossa ja hoidettava huoneistoa huolellisesti niin, ettei yhtiön vastuulla olevat osat vahingoitu.

The shareholder must keep the interior parts of the apartment in good condition and carry out maintenance carefully so that parts the company is responsible for do not break. The shareholder is not responsible for ordinary wear caused by normal use of the premises.

The company may arrange maintenance work at a shareholder’s expense if the shareholder neglects a maintenance duty and the neglect may harm the company or another shareholder. A shareholder may arrange urgent or otherwise unaddressed maintenance at the company’s expense in specified cases, and the responsible party must reimburse necessary and reasonable costs.

The company may have maintenance work done at the shareholder’s expense if the shareholder neglects a maintenance duty and the neglect may cause harm. A shareholder may also arrange urgent or otherwise necessary maintenance at the company’s expense in defined situations, and the responsible company or shareholder must reimburse necessary and reasonable costs.

Osakkeenomistaja voi tietyissä tilanteissa teettää yhtiön vastuulla olevan kunnossapitotyön yhtiön hallinnassa olevissa tiloissa yhtiön kustannuksella, ja yhtiön on korvattava tarpeelliset ja kohtuulliset kulut.

Osakkeenomistaja voi tietyissä tilanteissa teettää yhtiön vastuulla olevan kunnossapitotyön yhtiön kustannuksella, ja yhtiön on korvattava työn teettämisestä aiheutuneet tarpeelliset ja kohtuulliset kulut.

The company must notify the shareholder and apartment holder in good time about maintenance works that affect apartment use, and it may do urgent non-postponable maintenance or repair immediately.

The company must give timely notice to the shareholder and apartment right holder about maintenance work that affects apartment use; urgent work that cannot be delayed to avoid damage or harm may be done immediately.

A shareholder must give advance written notice of maintenance work to the board or manager when the work may affect certain property or use, and the board or manager must pass the notice on promptly to another affected shareholder.

Osakkeenomistajan must notify the board or property manager in writing in advance about maintenance work that may affect certain parts of the building or apartment use.

Osakkeenomistajan on ilmoitettava yhtiölle viivytyksettä, jos osakehuoneistossa on vika tai puutteellisuus, რომლის korjaaminen kuuluu yhtiölle.

The shareholder must notify the company without delay about defects or deficiencies in the apartment when repair responsibility belongs to the company.

The company may supervise a shareholder’s maintenance work, and it must organize that supervision adequately. The shareholder doing the work must cover necessary and reasonable supervision costs.

The company may supervise maintenance work done by a shareholder, and the supervising shareholder must ensure the supervision is properly arranged and pay necessary and reasonable supervision costs.

If a shareholder’s maintenance work needs an official permit, the board must apply for the permit or authorize the shareholder to apply. The shareholder pays the permit application costs, and a court may authorize the shareholder to apply and change conditions if they would be unreasonable.

If a maintenance job needs an authority permit, the board must apply for it or authorize the shareholder to apply. The shareholder pays the costs of applying. A court may also let the shareholder apply and change imposed conditions if the conditions would be unreasonable.

A shareholder may make alterations in an apartment at their own expense, if the change matches the apartment’s intended use, and must ensure the work follows good building practice.

Osakkeenomistaja saa tehdä muutoksia osakehuoneistossa omalla kustannuksellaan, jos muutos sopii yhtiöjärjestyksen käyttötarkoitukseen, ja hänen on huolehdittava työn tekemisestä hyvän rakennustavan mukaisesti.

An apartment owner must give written advance notice of renovation work to the board or the manager if the work may affect certain parts of the building or apartment, or the use of the apartment.

A shareholder must give written advance notice of renovation work to the board or property manager when the work may affect certain parts of the building or another shareholder’s apartment use.

Yhtiö tai toinen osakkeenomistaja voi asettaa ehtoja tai kieltää muutostyön tietyissä tilanteissa.

The company or another shareholder may set conditions for a renovation/change work, prohibit it if it would be unreasonable, and later add conditions or prohibit it if new important facts emerge.

Muutostyöilmoitus on käsiteltävä viivytyksettä, ja työn aloittaminen voi olla kiellettyä, kunnes ilmoitukselle on varattu kohtuullinen käsittelyaika.

Muutostyöilmoitus on käsiteltävä viivytyksettä, ja työn aloittamista voidaan rajoittaa, kunnes siitä on ollut kohtuullinen käsittelyaika.

If an amendment needs a permit from an authority, the board must apply for it or authorize a shareholder to apply. The shareholder bears the costs of amending the articles and applying for the permit.

If an authority permit is needed for the change, the board must apply for it or authorize a shareholder to apply. The shareholder pays the costs of the articles-of-association change and the permit application.

A court may authorize a shareholder to make a change if the company or another shareholder blocks it, and it may adjust consent conditions and require full compensation for any harm.

If a company or another shareholder blocks a change, the court may authorize the shareholder to make it and may adjust consent terms.

Yhtiöllä on oikeus valvoa muutostyötä, yhtiön on järjestettävä valvonta riittävästi, ja muutostyön tekijäosakas vastaa tarpeellisista ja kohtuullisista valvontakuluista.

The company may supervise alteration work, and it must arrange that supervision adequately. The shareholder carrying out the alteration must pay necessary and reasonable supervision costs.

Osakkeenomistaja saa tehdä muutoksia yhtiön hallinnassa olevissa tiloissa vain yhtiön suostumuksella, omalla kustannuksellaan, ja hakemus on tehtävä kirjallisesti etukäteen hallitukselle.

A shareholder may make changes in company-controlled premises only with the company’s consent, must apply in writing to the board in advance, and may not start the work without consent.

Yhtiön on ilmoitettava osakkeenomistajalle ja huoneiston käyttöoikeuden haltijalle ajoissa huoneistoon vaikuttavista uudistus- tai muutostöistä, ja työn on oltava hyvän rakennustavan mukaista.

Yhtiön on ilmoitettava ajoissa asukkaalle ja käyttöoikeuden haltijalle tietyistä huoneistoon vaikuttavista uudistus- tai muutostöistä ja huolehdittava, että työ tehdään hyvän rakennustavan mukaisesti.

Shareholders exercise decision-making power at the general meeting unless the law or articles of association give that power to the board; they may also decide unanimously without holding a meeting, but the decision must be recorded, dated, numbered, and signed.

Shareholders exercise decision-making power at the general meeting unless that power is assigned to the board by law or the articles of association.

The shareholders' meeting decides matters assigned to it by law. The articles of association may assign certain board/managing director matters to the shareholders' meeting if the Act does not already regulate them separately. If all shareholders agree, they may decide a matter the board could otherwise refer to the shareholders' meeting.

Yhtiökokous päättää sille lain mukaan kuuluvista asioista, ja yhtiöjärjestys voi laajentaa sen päätösvaltaa tietyissä hallituksen tai isännöitsijän toimivaltaan kuuluvissa asioissa. Yksimieliset osakkeenomistajat voivat myös päättää asiasta, jonka hallitus voi siirtää yhtiökokoukselle.

The annual general meeting must be held within six months after the end of the financial period, and the articles of association cannot set a different deadline.

The company must hold the ordinary general meeting within six months after the financial period ends, and the articles of association cannot set a different deadline.

An extraordinary general meeting must be held if the articles of association require it, if the general meeting or board considers it necessary, or if a shareholder, auditor, or lay auditor requests it under section 5.

An extraordinary general meeting must be held if the articles of association require it, if the general meeting or the board considers it necessary, or if a shareholder, auditor, or special auditor requests it under section 5.

An extraordinary general meeting must be held when requested in writing by the auditor, co-auditor, or qualifying shareholders, and the notice must be delivered within two weeks after the request arrives.

Tilintarkastaja, toiminnantarkastaja tai riittävän suuren osakeomistuksen omaavat osakkeenomistajat voivat vaatia ylimääräistä yhtiökokousta, kun pyyntö on kirjallinen ja koskee tiettyä asiaa.

Osakkeenomistajalla on oikeus vaatia, että yhtiökokouksen asia otetaan käsiteltäväksi, kun pyyntö tehdään kirjallisesti hallitukselle ajoissa kokouskutsua varten.

Osakkeenomistajalla on oikeus vaatia, että yhtiökokous käsittelee lain tarkoittaman asian, jos hän tekee kirjallisen pyynnön hallitukselle ajoissa ennen kokouskutsua.

Each shareholder has the right to attend the general meeting, if the shareholder is recorded in the share register or apartment share register on the day before the meeting.

Each shareholder has a right to attend the general meeting, subject to being registered in the relevant register on the record date. In housing companies with at least 30 apartment units, attendance may be limited to remote participation if the shareholder notified this and the notice states the binding nature of that participation method.

A shareholder may use a proxy at the general meeting, and both the shareholder and the proxy may have an assistant there.

Osakkeenomistaja may use a proxy at the general meeting, the proxy must show a dated power of attorney or otherwise prove authorization, and both the shareholder and the proxy may have an assistant at the meeting.

Company-owned or subsidiary-owned shares may not participate in the general meeting, and they are not counted in certain consent calculations.

A company’s own share, or a share belonging to its subsidiary, cannot be used to attend the shareholders’ meeting and is not counted for certain consent-based decisions.

Board members and the manager have a right to attend the general meeting, unless the meeting decides otherwise in an individual case. The board and the manager must also ensure that a shareholder’s question right can be exercised, and the meeting may allow other persons to attend.

Board members and the property manager may attend the general meeting, unless the meeting decides otherwise, and they must ensure the shareholder’s question-right can be exercised.

Residents in qualifying buildings may attend and speak at a general meeting on certain building matters, and the company must give notice and note their participation in the minutes.

Certain residents have the right to attend and speak at a housing company meeting on specified matters, and the company must give advance notice and record their participation.

Yhtiökokous saa päättää vain kokouskutsussa mainituista tai yhtiöjärjestyksen mukaan käsiteltävistä asioista, ja varsinaisessa yhtiökokouksessa tietyt asiat on aina päätettävä.

Yhtiökokous saa päättää vain kokouskutsussa mainituista tai yhtiöjärjestyksessä käsiteltäviksi määrätyistä asioista; varsinaisessa yhtiökokouksessa on lisäksi aina päätettävä tietyistä laissa tarkoitetuista asioista, ja siellä voidaan myös päättää tietyistä valinnoista tai kutsua koolle uusi kokous.

Osakkeella on yleensä yksi ääni yhtiökokouksessa, mutta yhtiöjärjestys voi määrätä osakeryhmittäin toisin. Yhden osakkeenomistajan äänimäärä on yleensä enintään viidesosa kokouksessa edustettujen osakkeiden kokonaisäänistä, ellei yhtiöjärjestys muuta määrää.

Each share gives one vote at a shareholders’ meeting, but the articles of association may provide that each share class gives one vote instead. A shareholder’s voting power in a vote is capped at one-fifth of the votes represented at the meeting unless the articles say otherwise.

The general meeting may not make a decision that violates the equal treatment principle.

Yhtiökokous ei saa tehdä yhdenvertaisuusperiaatteen vastaista päätöstä.

Osakkeenomistaja tai hänen valtuutettunsa ei saa äänestää asioissa, joissa hän on esteellinen, kuten tietyissä yhtiön ja osakkeenomistajan välisissä asioissa tai muissa tilanteissa, joissa hänellä on olennainen etu ristiriidassa yhtiön edun kanssa.

Osakkeenomistaja tai hänen valtuutettunsa ei saa äänestää tietyissä esteellisissä asioissa.

A decision in a matter handled without following the required legal procedure or the articles of association may be made only if the shareholders affected by the failure consent.

A decision on a matter handled contrary to procedural rules or the articles of association may be made only if the shareholders affected by the omission consent.

The general meeting must be held at the company’s domicile unless the articles of association set another place, and remote participation can be allowed under stated conditions.

Yhtiökokous pidetään yleensä yhtiön kotipaikassa, mutta hallitus voi päättää etä- tai muista osallistumistavoista, jos laissa ja yhtiöjärjestyksessä säädetyt ehdot täyttyvät.

The board must call the general meeting. A board member may call it if they reasonably believe there are no other board members. In some cases, the Regional State Administrative Agency must authorize an applicant to call the meeting at the company’s expense.

The board must convene the general meeting. A board member may do so if they reasonably believe there are no other board members left. The Regional State Administrative Agency must authorize an applicant to convene the meeting at the company’s expense when the meeting has not been called as required or the meeting notice rules have been seriously breached.

Meeting notices must state the company name, convenor, time and place, the matters to be discussed, and where and when the meeting documents are available to shareholders; if the articles of association are to be changed, the main content of the change must also be stated.

The meeting notice must state the company name, convenor, time and place of the meeting, the matters to be handled, and where and when the meeting documents are available to shareholders. If an amendment to the articles of association is on the agenda, the notice must also state the main content of the change.

Meeting notices must be sent no earlier than 2 months and no later than 2 weeks before the shareholders’ meeting, with a longer 4-month-to-2-month window for certain transfer/liquidation/dissolution meetings.

Meeting notices must be sent within the stated time limits before the general meeting, with different deadlines for ordinary meetings and certain section 38/39 meetings.

The company must deliver a written meeting notice to each shareholder whose postal address it knows or who has provided an email address or other contact channel for receiving the notice.

Kirjallinen kokouskutsu on toimitettava osakkeenomistajalle, jonka postiosoite on yhtiön tiedossa tai joka on ilmoittanut sähköpostiosoitteen tai muun tietoliikenneyhteyden kutsun toimittamista varten.

Certain board proposals and financial documents must be available to shareholders before the meeting, sent promptly on request, and shown at the meeting; in some cases they must also be sent to shareholders or creditors and kept available for two months before the meeting.

Meeting documents must be kept available for shareholders, sent promptly on request, and displayed at the general meeting; extra documents and longer availability apply in certain restructuring-related decisions.

The meeting chair must ensure a meeting attendance list and minutes are prepared, signed, numbered, and kept properly; shareholders may inspect the minutes and receive copies.

The meeting chair must help prepare the attendance/voting list and minutes, sign the minutes with one checker, number and keep the minutes reliably, and make the minutes available to shareholders within four weeks.

The general meeting may decide to move an item to a continuation meeting.

A shareholders’ meeting may move an item to a continuation meeting, and the chairperson may interrupt and continue the meeting if a technical fault could affect validity and delay the meeting materially.

At the general meeting, the board and managing director must give a shareholder more detailed information on matters relevant to the agenda item, unless disclosure would materially harm the company.

Hallitus ja isännöitsijä on yhtiökokouksessa annettava osakkeenomistajan pyynnöstä tarkempia tietoja, ellei siitä aiheudu yhtiölle olennaista haittaa.

A general meeting normally decides a matter by simple majority of votes cast; in elections, the person with the most votes is elected unless the meeting decides in advance to require an absolute majority.

A shareholders’ meeting normally decides by simple majority; elections go to the candidate with the most votes, with special tie-breaking and limited articles-of-association flexibility.

Some company meeting decisions need at least two-thirds support of both votes cast and shares represented; the supermajority rule cannot be weakened by the articles of association.

A company meeting decision that must be made by qualified majority passes if at least two thirds of the votes cast and shares represented support it.

A general meeting may not make a decision that violates the equal treatment principle unless the affected shareholder consents.

A shareholder meeting cannot make a decision that departs from the equal treatment principle unless the affected shareholder consents.

This section says that rules on challenging a company meeting decision are found in Chapter 23.

This section says that rules on contesting a general meeting’s decision are in Chapter 23.

Yhtiökokous päättää kunnossapidosta, jos asia on laajakantoinen tai vaikuttaa olennaisesti asumiseen tai asumiskustannuksiin.

The general meeting decides on broad maintenance matters and on maintenance that materially affects housing or housing costs.

Yhtiökokous päättää laajakantoisesta tai asumiseen tai asumiskustannuksiin olennaisesti vaikuttavasta uudistuksesta.

The general meeting decides on broad renovations or ones that materially affect housing or housing costs.

The company meeting may reduce charges or decide how maintenance, renovation, and elevator retrofit costs are shared, including special cost-sharing rules in some cases.

The shareholders’ meeting may reduce or reallocate apartment company fees and elevator retrofit costs in specified situations.

The shareholders’ meeting may decide on certain renovations and may allow use of company-controlled premises for a renovation, subject to the stated voting rules and equality principle. Renovation costs may be charged only to consenting shareholders and the later owners of their shares.

The general meeting may decide on certain renovations and may allow use of company premises for a renovation that benefits only some shareholders, subject to the required majority and equal-treatment rule.

Yhtiökokous päättää yhtiöjärjestyksen muuttamisesta, yleensä määräenemmistöllä, ja päätös on ilmoitettava rekisteröitäväksi ennen täytäntöönpanoa.

The general meeting decides amendments to the articles of association, usually by a qualified majority, with some listed exceptions.

Yhtiöjärjestyksen muuttamiseen tarvitaan yleensä osakkeenomistajan suostumus tietyissä muutostilanteissa.

Amending the articles of association requires shareholder consent in several listed cases.

Jos yhtiöjärjestyksen määräys on kohtuuton, hallitus tai osakkeenomistaja voi nostaa kanteen yhtiön kotipaikan alioikeudessa yhtiöjärjestyksen muuttamiseksi.

If an article of association contains an unreasonable clause, the board or a shareholder may bring a lawsuit in the company’s local district court to amend it.

A shareholders’ meeting must get the other shareholders’ consent, in addition to a unanimous meeting decision, for certain changes such as changing the company form, liquidation, merger, demerger, or transferring company-controlled real estate, buildings, or use rights.

Certain company decisions need unanimous shareholder meeting approval plus consent from other shareholders; some property transfers may instead be decided by majority, and a merger exception applies with at least four-fifths consent.

Yhtiökokous voi tietyin edellytyksin päättää yhtiön selvitystilasta ja kiinteistön tai rakennuksen tai niiden käyttöoikeuden luovuttamisesta. Yhtiön on myös nimettävä riippumaton asiantuntija ja ilmoitettava päätöksestä tietyissä tilanteissa osakkeenomistajille.

The general meeting may decide to liquidate the company and transfer its real estate, building, or use rights if a four-fifths majority supports it and the statutory conditions are met.

The shareholders’ meeting may decide on demolition and rebuilding if a 4/5 majority supports it and the stated conditions are met.

A shareholders’ meeting may decide to demolish and rebuild a company building, or transfer property or usage rights for that purpose, if the required supermajority and other conditions are met.

The board must prepare a demolition and redevelopment plan and include the required listed information.

The company board must prepare a demolition and redevelopment plan.

The company must appoint one or more independent experts to give a reasoned statement on the demolition and reconstruction plan to the company and all shareholders.

The company must appoint one or more independent experts to give a reasoned opinion on the demolition and reconstruction plan.

A shareholder who opposed or did not participate in the relevant meeting decision may demand redemption of their shares, but must do so within set deadlines.

Osakkeenomistaja voi vaatia osakkeidensa lunastamista tietyissä tilanteissa, mutta hänen on tehtävä vaatimus ja tarvittaessa vietävä asia käräjäoikeuteen määräajassa. Lunastushinta määräytyy käypänä hintana, sille maksetaan viitekorkoon sidottua vuotuista korkoa, ja lunastajaa sekä maksamista koskee myös yhtiön ja mahdollisen muun lunastajan vastuita koskevia sääntöjä.

If a shareholder holds more than 90% of a company’s shares and votes, that holder may redeem the other shareholders’ shares at fair price, and the minority shareholder may demand redemption too.

A person who owns more than nine-tenths of a company’s shares and votes may redeem the other shareholders’ shares at fair value if the company’s maintenance would cause significant harm; the minority shareholder may also demand redemption.

Yhtiön on tietyissä lunastusasioissa haettava käräjäoikeudelta uskotun miehen määräämistä, ellei määräys ole tarpeeton tai perusteeton.

Yhtiön on haettava käräjäoikeudelta uskotun miehen määräämistä tietyissä lunastusta koskevissa asioissa, ellei poikkeus sovellu. Uskotulla miehellä on oikeus ja velvollisuus esittää vähemmistöosakkeenomistajia tukevia seikkoja ja näyttöä, mutta ei toimia heidän kanssaan ristiriidassa olevalla tavalla.

Jos lunastusoikeus on ratkaistu tai muuten selvä, lunastaja saa osakkeen heti asettamalla vakuuden, jonka uskottu mies hyväksyy; lunastushinnan voi myös tallettaa aluehallintoviraston huostaan tietyin edellytyksin.

Lunastaja voi saada osakkeen heti, jos hän asettaa hyväksytyn vakuuden lunastushinnan maksamisesta; tietyin edellytyksin lunastushinnan voi myös tallettaa aluehallintoviraston huostaan.

The company must have a board. It may also have a managing director if the articles of association so provide or the general meeting decides so.

The company must have a board. It may also have a managing director if the articles of association so provide or the general meeting decides.

The board must manage the company’s administration and properly organize maintenance, accounting oversight, and financial supervision. It must notify shareholders in writing as soon as possible if it takes urgent action without a shareholder meeting decision, and it must not follow an invalid decision.

The board must manage the company’s administration and ensure proper maintenance and financial control. It usually needs a shareholders’ meeting decision for unusual or far-reaching acts, but may act first if waiting would cause substantial harm; it must then notify shareholders in writing as soon as possible. The board and its members must not follow an invalid decision.

The board decides by majority unless the articles require a qualified majority; it has a quorum when more than half of members are present, and no decision may be made unless all board members have been given an opportunity to participate as far as possible.

Hallituksen päätökset tehdään yleensä enemmistöllä, ja hallitus on päätösvaltainen vain, kun paikalla on yli puolet jäsenistä, ellei yhtiöjärjestys määrää tiukempia ehtoja.