Service charges explained: What is actually included in office rent?
When you lease an office, you usually see a monthly rent per square metre. But that price rarely tells the whole story. On top come service charges (felleskostnader) — a term many tenants find confusing. What does it actually mean, and what is included?
Homni Teamet
When you lease an office, you usually see a monthly rent per square metre. But that price rarely tells the whole story. On top come service charges (in Norwegian: felleskostnader) — a term many tenants find unclear. What does it actually mean, and what is included?
In this article we explain what service charges are, what they normally cover, and how to avoid unpleasant surprises when leasing an office.
What are service charges?
Service charges cover the operation and maintenance of the building and the common areas all tenants use. These costs are split between tenants, usually based on how many square metres each one occupies.
Service charges come on top of the base rent and are typically billed as a monthly add-on or as an annual adjustment based on actual operating costs.
What do service charges typically include?
Although the contents vary between buildings and landlords, service charges often cover:
- Cleaning of common areas (entrance, hallways, restrooms)
- Operation and maintenance of technical systems (lifts, ventilation, heating)
- Security and surveillance
- Electricity and heating of shared areas
- Waste management
- Snow clearing, lawn care and outdoor maintenance
- Administration costs for the building owner or operator
Some landlords include parts of the service charges in the base rent, while others bill them separately. Always ask for a detailed breakdown before signing a lease.
How much do service charges actually amount to?
In Oslo, service charges typically range between NOK 300 and 600 per square metre per year, but the figure can vary considerably. A modern building with reception, canteen and gym will naturally have higher service charges than a simpler building without those amenities.
How do service charges work in shared offices and coworking?
In coworking and shared-office concepts, service charges are usually included in the rental price.
That means you pay a single monthly fee covering everything from electricity and internet to cleaning, coffee and access to common areas.
This makes coworking solutions especially attractive for smaller companies and startups that want predictable costs without managing their own operations contracts.
The total price per square metre may look higher than in a traditional lease — precisely because service charges are already baked in.
When comparing office solutions, look at the total price and what is actually included, not just the base rent.
Common misconceptions and pitfalls
1. "Everything is included in the rent."
Not necessarily. Many leases quote only the base rent, with service charges on top.
In coworking and shared offices, however, it is normal for everything to be included.
2. "Service charges are fixed."
They can be adjusted annually based on actual operating costs. Always check how they are regulated in the contract.
3. "All buildings have similar service charges."
Service charges can amount to 10–20% of the total cost — they make a real difference to how "cheap" an office actually is.
How to get the full picture before leasing
Before signing a lease, always ask for:
- A specification of what is included in the service charges
- An estimated total monthly cost, including rent, service charges and any add-ons (electricity, internet, parking)
- Information on how service charges are regulated over time
Find an office with full cost transparency — with Homni
Many companies tell us it's hard to compare offices precisely because service charges and add-ons aren't always clearly stated. With Homni you get a full overview of all costs before you send an inquiry.
On Homni you'll find:
- Rent per square metre
- A detailed breakdown of service charges
- Estimated total monthly price
- The ability to compare alternatives in the same area
That way you avoid unexpected costs and can decide based on real numbers. Find offices in Oslo, Bergen or Trondheim — with full transparency on both rent and service charges.
Summary
- Service charges cover operation and maintenance of the building.
- They come on top of rent in traditional offices but are usually included in coworking and shared offices.
- Always ask for a detailed breakdown before signing a lease.
- Homni gives you full transparency — no hidden costs.
FAQ — Common questions about service charges
What do service charges cover in an office lease?
They cover operation and maintenance of the building — for example cleaning, electricity in shared areas, security and technical systems. The contents vary by building, so always ask for a specification.
Are service charges included in the rent?
In traditional leases service charges typically come on top of the base rent. In coworking and shared offices they are usually included in the total price.
How much are service charges in Oslo?
Service charges in Oslo are typically between NOK 300 and 600 per square metre per year, but the amount varies with the building's standard, location and services on offer.
How can I compare offices with different service charges?
The simplest way is to look at the total monthly price — including both rent and service charges. On Homni you always get a full overview of what's included, so you can compare fairly.
What's the difference between service charges and operating costs?
The terms are often used interchangeably, but service charges usually refer to costs split between multiple tenants in the building. Operating costs can also include individual contracts, such as electricity in your own space or technical services you order yourself.