Rental Contract in Slovakia: What to Check and How Not to Lose Your Deposit

A rental contract in Slovakia is drawn up in Slovak, and you should never sign a document you do not understand. But there are a few things worth knowing before you pick up the pen — because they decide how much time you will have to move out and whether you get your deposit back.

The key thing to grasp from the start: Slovakia has two different legal regimes for residential rent, and they give the tenant very different levels of protection. Which one your contract is based on determines almost everything else.

Updated: August 2026.

Two types of rental contract — and why this matters most

The first thing to look for in the contract: does it refer to the Civil Code or to the law on short-term residential rent (Act No. 98/2014)?

Under the Civil Code Short-term rent (98/2014)
Term May be open-ended Two years maximum, with the option to extend
Notice period Three months minimum One month minimum, 15 days in certain cases
When the notice period starts On the first day of the following month On the day after the notice is delivered
Tenant protection Stronger Weaker, but easier for the owner to let the flat

The difference is enormous. Under the Civil Code, a three-month notice period that only starts running on the first day of the following month means in practice that you have three to four months to find somewhere new. Under the short-term rent law it can be one month — and in some cases two weeks.

Most owners today let their flats under the short-term rent law, because it protects them. That is legal and normal. But you need to know what you are signing.

The deposit: how much can be asked for

The short-term rent law sets a clear ceiling: the deposit may not exceed three times the monthly rent together with the service charges connected with the use of the flat.

In practice one or two months’ rent is more common. A demand for more is a reason to be wary and to reread the contract.

The deposit secures the owner’s possible future claims: unpaid rent, unpaid utilities, damage beyond normal wear and tear. It is not payment for the last month unless the contract says so explicitly — and many people trip over this, stopping payment for the final month «against the deposit».

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Tax registration: the clause that protects you

This is probably the most useful thing a tenant can know, and almost nobody writes about it.

An owner who lets a flat and is not registered with the tax office for business activity is obliged to register with the tax authority and submit the original of the rental contract.

And now the crucial part. If the owner has not fulfilled this obligation, they lose the privileged grounds for terminating the contract and the option of withdrawing from it under the short-term rent law.

What this means in practice: an owner letting the flat off the books, without registering the contract, cannot use the fast eviction deadlines. If you are threatened with eviction in two weeks, the first thing to establish is whether the contract was registered at all.

This is not a reason to stop paying rent or to ignore the contract. But it is an important counterweight that tenants usually do not know about.

Terminating the contract: how much time you have

Under the short-term rent law the notice period cannot be shorter than one month and starts running on the day after the notice is delivered. In other words, the count begins immediately, not on the first of the month.

There are exceptions where the period can be shorter — but not less than fifteen days. These are cases where the tenant damages the flat, fails to pay rent for more than two months, or the flat has become uninhabitable.

Under the Civil Code it is different: three months minimum, and the count starts on the first day of the month following the month in which the notice was delivered.

The maximum term of a short-term rental is two years, with the option to extend. If you are offered a five-year contract that refers to the short-term rent law, something is wrong.

What to check in the contract before signing

  • Which law the contract refers to. This determines the deadlines described above.
  • The amount of the deposit and the terms for returning it. When it is returned, on what grounds it can be withheld, within what period.
  • What the rent includes and what it does not. Utilities, internet, building fund contributions, waste collection, parking.
  • Who pays for minor repairs. Usually the tenant pays for small things and the owner for significant breakdowns. The dividing line should be in the contract.
  • The number of occupants and whether others may move in. If you have a child or a relative arrives — is that covered?
  • Pets. If there is no explicit ban but no permission either, it is better to clarify it in writing.
  • Termination terms on both sides. Not only for the owner, but for you as well.
  • The owner’s right to enter the flat. It should require advance notice, not be possible at any moment.

Side agreements are only valid in writing. A verbal «don’t worry, we’ll sort it out» means nothing in a dispute.

The handover protocol: fifteen minutes that save your deposit

This is the most common reason newcomers lose their deposit: the flat was accepted on a verbal basis, and on moving out the owner charged for damage that was already there before you.

When you move in, draw up a handover protocol and attach photographs to it. Record:

  • the water, electricity and gas meter readings on the date you move in;
  • the condition of walls, floors, windows and plumbing — especially existing scratches, stains and cracks;
  • whether the appliances work: cooker, fridge, washing machine, heating;
  • the number of keys handed over;
  • the furniture and its condition.

Both parties sign the protocol and each keeps a copy. Send the dated photographs to the owner by email — that way you have proof that you sent them.

What to do if the deposit is not returned

  1. Put it in writing. Do not phone — write an email asking for the deposit back and setting a deadline. The correspondence will later serve as evidence.
  2. Ask for a justification. The owner must explain what the money is being withheld for and produce documents: invoices, quotes, photographs.
  3. Compare it with the move-in protocol. If the damage was recorded when you moved in, withholding money for it is not lawful.
  4. Distinguish wear and tear from damage. Normal wear from ordinary use is not grounds for withholding.
  5. Consult a lawyer. With a significant sum, the consultation pays for itself. Contacts for Russian-speaking lawyers are in the list of specialists.

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Frequently asked questions

Can the contract be signed in Russian?

The parties can draw the contract up in two languages, but in practice owners almost never do this. A sensible minimum is a translation made before signing, so that you understand every clause.

Does the contract have to be registered?

The obligation to register lies with the owner, not with you. But it works in your favour: without registration the owner loses the privileged grounds for termination.

Can the contract be terminated early?

It depends on the terms of the contract. Check this clause before signing — sometimes there is a penalty or an obligation to find a replacement tenant.

What if the owner wants to raise the rent?

Changing the terms requires the agreement of both parties and a written amendment to the contract. The rent cannot be raised unilaterally mid-term unless the contract expressly provides for it.

Do I need insurance?

The owner insures the property itself, but that does not cover your belongings or your liability for accidental damage. Household contents insurance is inexpensive and removes the risk of a dispute over flooding the neighbours.

What to read next

This information is gathered from public sources online and is accurate at the time of publication. Laws and practice change, and every contract is different. Before signing a rental contract, or in a dispute over a deposit, consult a lawyer — that is the only way to get an assessment of your particular situation.

Current average rents by city and by number of rooms are in the article how much renting a flat in Slovakia costs.

Not sure which district to look in? A breakdown of every Bratislava district with prices is in the article which district of Bratislava to live in.

A rental contract is worth reading alongside the question of insurance — who is responsible for what in a flood or a fire is covered in flat and house insurance in Slovakia.

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