Kuopio housing company ordered to remove swimming steps over equal treatment breach

A district court in Pohjois-Savo has ordered a housing company in Kuopio to dismantle swimming steps built on its property after a group of shareholders complained the construction violated the principle of equal treatment under Finnish housing company law.

The steps, located on the shore of Lake Kallavesi, were erected by some shareholders on the company’s land. The court ruled the housing company’s board had overstepped its authority, as decisions on the use of shared spaces must be made by the general meeting of shareholders.

Virpi Hienonen, lead legal expert at the Finnish Real Estate Federation, told Yle that equal treatment is a core principle in housing companies, applying to all 90,000 such entities in Finland. Disputes often arise over issues like parking allocation or modifications to property, such as installing electric vehicle chargers or heat pumps.

Hienonen advised that when a housing company faces a new or unusual request—such as allowing a shareholder to build a terrace or install balcony glass—it should be put to a vote at a general meeting. While not always legally required, broader consultation helps ensure fair treatment and transparency.

Finnish law stipulates that all shareholders have equal rights based on their shares, regardless of whether they own a residential unit, business premises, or parking space. The general meeting is the highest decision-making body, responsible for major renovations and fee structures, while the board manages day-to-day administration.

In the Kuopio case, the general meeting had approved the swimming steps in September 2025, but the court later found the decision flawed. The steps remain in place despite the ruling.