FFFS 2015:1 Amendment: Mortgage Rate Disclosure From 20 November 2026

ByRegReportingDesk
RegReportingDesk card: Finansinspektionen, Sweden

Finansinspektionen (FI) decided FFFS 2026:33 on 13 October 2026, amending FFFS 2015:1, its regulations and general guidelines on information about interest on housing credit (bostadskrediter). The FFFS 2015:1 amendment takes effect on 20 November 2026, the day the new Consumer Credit Act (2026:1011) replaces the 2010 Act. It rewrites 1 § and 2 §, the scope and definitions provisions. The monthly duty to inform about average mortgage rates in 3 to 5 §§ and the information on rate-setting factors in 6 § keep their current wording.

FI calls the changes consequential amendments, made so that the references in FFFS 2015:1 stay correct once the new Consumer Credit Act applies, the Act on housing credit business takes a new name and FI’s new general guidelines on credit in consumer relationships, FFFS 2026:32, replace FFFS 2025:10. For a lender that publishes average rates every month, the amended text moves the definitions its methodology points to and leaves the calculation rules where they were.

Related reading: FFFS 2018:16 Amendments: The Consumer Carve-Out From 20 November 2026

Dates for the FFFS 2015:1 amendment

  • 20 May 2026: FI sends its proposed consumer-credit regulations and general guidelines out for consultation.
  • 13 October 2026: FI decides FFFS 2026:33; its decision memorandum for the consumer-credit package (FI dnr 26-1152) carries the same date.
  • 19 October 2026: FFFS 2026:33 is issued in print in FI’s regulatory code.
  • 20 November 2026: FFFS 2026:33, the Consumer Credit Act (2026:1011), the amendments to the Act (2016:1024), including its new title, and FFFS 2026:32 all enter into force; the Consumer Credit Act (2010:1846) is repealed.
  • 7 December 2026: the 5 § deadline (five working days after month-end, calculated from 30 November 2026) for the November 2026 averages, the first monthly round under the amended text.

FFFS 2026:33 has no transitional provision. Its text is the new wording of 1 § and 2 § plus an entry-into-force line.

What FFFS 2026:33 rewrites in 1 § and 2 §

Three references change. The fourth row carries the most weight for the published figures, and it is the one FI kept in place.

Provision Until 19 November 2026 From 20 November 2026
1 §, point 6 (scope) Creditors licensed under the Act (2016:1024) on housing credit business Creditors licensed under the same Act, now titled on housing credit business and certain other consumer credit
2 §, first paragraph (statutory terms) 2 § of the Consumer Credit Act (2010:1846) 1 kap. 3 § of the Consumer Credit Act (2026:1011)
2 §, first paragraph (FI guidance terms) FFFS 2025:10 on credit in consumer relationships FFFS 2026:32 on credit in consumer relationships
2 §, second paragraph (meaning of bostadskredit) Credit secured by a pledge over real property, a site leasehold, a tenant-owner right (bostadsrätt) or a similar right, or by a corresponding right in a building that is not part of real property Same wording, with one added comma

The other term sources in 2 § carry over unchanged: 2 kap. 1 § of the Act (2003:1223) on the issuance of covered bonds and 1 kap. 5 § of the Banking and Financing Business Act (2004:297). FI issued the amendment under 5 kap. 2 § 2 of the Banking and Financing Business Ordinance (2004:329) and 12 § 5 of Ordinance (2016:1033), which takes the “certain other consumer credit” title from 20 November 2026. Section 2 of FI’s decision memorandum says pure consequential amendments are not discussed separately, so the instrument itself is the only place the FFFS 2015:1 changes are set out.

The collateral test keeps the loan population where it was

Re-pointing 2 § to the 2026 Act could look like an import of the Act’s housing-credit definition into the averages. The second paragraph of 2 § blocks that. It applies in place of the first paragraph and gives bostadskredit its collateral meaning alone.

The statutory definition in 1 kap. 3 § of the Consumer Credit Act (2026:1011) has two limbs. One is the collateral limb quoted in the table above. The other covers credit taken to acquire or retain ownership of such property, unless it is a temporary bridging solution with an indefinite term or repayable within 12 months. The 2010 Act’s definition in 2 § uses the same two limbs. FFFS 2015:1 uses the first limb only, and FFFS 2026:33 keeps it that way.

Read literally, the text gives two results. An unsecured consumer loan taken to acquire or retain the specified property can qualify as housing credit under the 2026 Act, unless the statutory temporary-bridging exception applies. Without the collateral specified in 2 § of FFFS 2015:1, it remains outside that regulation’s averages. A consumer loan secured by such a pledge may qualify regardless of what it finances, provided the applicable conditions in 3 to 4 §§ are met.

The secured loan’s rate must have been set during the month in one of the ways specified in 4 §, and loans to the firm’s or group’s employees on favourable terms must be excluded. A team that rewrites its selection logic to “housing credit as defined in the 2026 Act”, because 2 § now cites that Act, would widen the population beyond what FFFS 2015:1 measures.

The sister amendment works differently. FFFS 2026:34 ties the consumer carve-out in FI’s credit-risk regulations to housing credit under 1 kap. 3 § of the 2026 Act, with no collateral-only paragraph. Our FFFS 2018:16 amendments article covers that change, where the same Swedish term reaches both statutory limbs.

The average-rate rules that stay as they are

FFFS 2026:33 leaves 3 to 6 §§ untouched. The table below is the monthly checklist those provisions set.

Rule Provision
A firm that markets housing credit to consumers with stated fixed-rate periods gives the average rate on credit granted for each such period 3 §, first paragraph
Figures cover the previous calendar month, with the corresponding figures for the preceding 12 months 3 §, second paragraph
An average based on fewer than five housing credits falls outside the requirement 3 §, third paragraph
Loans count where the rate was set during the month for the first time, on renegotiation or on extension of the agreement 4 §, first paragraph
Loans intermediated for an issuing institution (emittentinstitut) are included; loans to the firm’s or group’s employees on favourable terms are excluded 4 §, second paragraph
A fixed-rate period the firm does not market goes to the nearest marketed period, or to the shorter one if it sits midway 4 §, third paragraph
Rates are weighted by loan size 4 §, fourth paragraph
Information given no later than five working days after each month-end 5 §
The firm states the circumstances relating to the consumer, the credit and the collateral that it considers when offering a rate 6 §

The website appears only in the general guidelines attached to 3 § and 6 §, which say the firm should publish there. FI’s decision memorandum describes general guidelines as recommendations that, unlike regulations, do not bind. The binding text requires the firm to inform and names no channel.

Scope point 6 after the Act’s new name

According to FI’s decision memorandum, the scope of the Act (2016:1024) widens from housing credit to other credit within the new EU Consumer Credit Directive, Directive (EU) 2023/2225, and the Act takes the words “and certain other consumer credit” into its title. Firms in that market face new licensing, registration and staff competence requirements, and creditors also face owner and management suitability tests. Our article on the FFFS 2023:12 owner and management tests for consumer lenders follows that thread.

Point 6 of 1 § follows the rename and changes nothing else. The lead-in of 1 § still limits FFFS 2015:1 to the listed firms that provide housing credit to consumers, so a licence for non-housing consumer credit does not, by itself, bring a firm within FFFS 2015:1. Separate authorisation for housing-credit activity falls under 2 kap. 1 § of Act (2016:1024), while other consumer credit sits in 3 a kap. FI’s memorandum does not discuss point 6, which first entered FFFS 2015:1 through FFFS 2016:32 from 1 January 2017.

A disclosure duty, apart from FI and SCB returns

FFFS 2015:1 requires the firm to make information available and sets no return to FI. That separates it from a filing such as Standardrapport, the quarterly balance sheet and income statement return to FI under FFFS 2014:14.

Interest rates on new lending also travel to Statistics Sweden (SCB) in the Räntestatistik report under the Riksbank’s regulations RBFS 2021:2. As published, that report covers krona lending to Swedish households, their non-profit institutions and non-financial corporations, for outstanding loans and new agreements, as volume-weighted averages, submitted by the eleventh banking day after the reporting month. FFFS 2015:1 counts consumer housing credit whose rate was set in the month, grouped by the fixed-rate periods the firm itself markets, with the information due within five working days.

Frequently Asked Questions

A mortgage agreed in 2024 is renegotiated in December 2026, and the 2010 Act still governs that agreement. Does the new rate enter the December average?

The Consumer Credit Act (2026:1011) keeps the repealed 2010 Act applying to credit agreements concluded before 20 November 2026, with listed exceptions for open-ended agreements. FFFS 2015:1 counts a loan in the month its rate is set on renegotiation (4 §) and defines bostadskredit by its collateral (2 §). Neither provision asks which Act governs the agreement, so on my reading a renegotiated loan secured as 2 § describes enters the December figures.

Does the November 2026 average need splitting at 20 November?

FFFS 2026:33 gives no reason to split it. There is no transitional provision, and the terms that select the loans read the same on both sides of the date: the collateral meaning in 2 § carries over, and the 2010 and 2026 Acts define consumer, credit agreement and creditor in identical words. I read the text as allowing one calculation for the whole month; FI has not addressed the point.

Key Takeaways

  • An unsecured home-purchase loan that does not fall within the temporary-bridging exception is housing credit under the 2026 Act, but falls outside the FFFS 2015:1 averages because it lacks the collateral required by 2 §.
  • The FFFS 2015:1 disclosure duty applies to the entity categories listed in 1 § when they provide qualifying housing credit to consumers, so a licence for non-housing consumer credit under the renamed Act does not, by itself, trigger it. Separate authorisation requirements for housing-credit activity must also be considered under 2 kap. 1 § of Act (2016:1024); other consumer credit is dealt with in 3 a kap.
  • A secured mortgage agreed before 20 November 2026 and renegotiated afterwards enters the average, on my reading, in the month of its new rate, whichever Consumer Credit Act governs the agreement.
  • Where a firm reconciles its FFFS 2015:1 averages with its Räntestatistik submission, the bridge has to cover population, fixed-rate buckets and timing, which the two regimes define differently.
  • FFFS 2026:32 reaches FFFS 2015:1 only as a source of defined terms. FI’s memorandum places its additions in good lending practice and creditworthiness assessment and says the housing-credit-only parts moved across unchanged in substance.

Sources and References

Before the first average-rate update under FFFS 2026:33

Where a firm documents the methodology behind its monthly averages, that document is the artifact to update before the December 2026 round, with 2 § citing 1 kap. 3 § of the 2026 Act and FFFS 2026:32 from 20 November 2026. The November 2026 figures, the first given under the amended text, are due by the fifth working day of December.

Disclaimer: The information on RegReportingDesk.com is for educational and informational purposes only. It does not constitute legal, regulatory, tax, or compliance advice. Always consult your compliance officer, legal counsel, or the relevant supervisory authority for guidance specific to your institution.

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