Long-term renting in Slovakia: contracts, deposits and leaving

A one-year lease may legally be a short-term tenancy even if you intend to settle for years. The legal regime matters more than the everyday label. Before paying, obtain the contract, attachments and house rules, read them in a language you understand and retain signed copies. Messages with an agent do not replace agreed terms with the landlord.

The two regimes

An ordinary apartment tenancy is governed by the Civil Code, primarily §§685–716. It was too broad to say every such lease must be written to be valid: §686 also provides for recording the contents of an unwritten agreement. In practice, a written contract is far easier to use as evidence of terms, payments and accommodation.

A tenancy under Act 98/2014 must be written and may last up to two years, extended twice by up to two years each: six years in total. It must include the tenant’s acknowledgment that the Act applies. Check the landlord’s tax registration too: the Act requires proof to the tenant, and failure to register changes some termination protections. Do not automatically apply one regime’s rules to the other.

Terms to settle

Parties, address and apartment number, the signatory’s authority, permitted occupants and use.
Start and end dates, renewal process, early-exit grounds and notice, and an address for delivery of notices.
Rent separate from services: advances or fixed charges, occupancy/meter allocation, reconciliation deadline and evidence.
Deposit, commission, payment dates, repair responsibilities and agreed landlord access; furniture and appliance inventory.
Accommodation documents for foreigners, pets, subletting and home-office arrangements. Do not assume these permissions.

Deposit limits and repayment

Under §5 of Act 98/2014, the deposit cannot exceed three months of rent and service payments. With €750 rent and €180 services, the cap is (€750 + €180) × 3 = €2,790. This is the rule for that Act, not a universal cap for every lease. Ordinary tenancies require checking the agreement and applicable law; agency commission is not automatically part of this calculation.

Under that Act, the unused deposit is returned within one month after the apartment is vacated and tenancy claims settled, unless otherwise agreed. An unconditional promise of one month from moving out is therefore inaccurate. Agree how services will be closed if annual bills arrive later: a specific reserve, evidence, deadline and return of the balance. The deposit does not replace the last rent payment without agreement.

Handover and evidence

Record the date, meter readings and numbers, keys, inventory and defects in an odovzdávací protokol. Take overview and close-up photos and test water, windows, heating and appliances. Attach agreed photos to the handover report. Obtain a signed receipt for cash; label bank transfers with the month and payment purpose. Report hidden defects promptly and retain correspondence.

Leaving without an unexpected debt

Check the expiry date and renewal requirements of a fixed-term lease. Moving out early does not necessarily end payment obligations: arrange written termination or use an applicable ground and notice procedure. Ordinary tenancies and Act 98/2014 have different rules; the latter generally sets a minimum one-month notice, with 15 days for specified grounds. The ground, landlord registration and contract terms matter.

At departure, sign an exit report, record meters, return keys and leave an address for settlement. An agreed example: €1,860 deposit − €120 evidenced repair − €80 acknowledged service debt = €1,660 returned. This illustrates arithmetic, not permission for arbitrary deductions. Request evidence for disputed items, send a written demand and seek a lawyer or Centrum právnej pomoci; assistance eligibility is conditional.