The short-term rental contract in Slovakia must be in writing only, and the kaucia (deposit) cannot exceed three times the monthly payment including services. The unused part is returned within a month from the day you vacated the apartment and settled accounts. You can recognize such a contract by one line in the text.
Next — what must be in the contract, what the landlord cannot do, who pays for a broken faucet, how much time you have to move out, and what housing document the police will ask for.
What must be included in the rental contract?
Written form and a copy in the hands of each party — this is the minimum from which the law starts the conversation (§ 3 ods. 2 of law 98/2014). An oral agreement about a rental contract or nájomná zmluva (rental contract) does not make you without rights, but you will prove its terms by retelling, not by paper.
The short-term rental under this law must contain six points (§ 3 ods. 3):
- data of both parties — first name, last name, permanent residence, date of birth;
- designation of the apartment and the scope of its use;
- amount of rent and separately the amount of payments for services;
- description of the apartment’s condition, equipment, and fittings together with all defects known to the landlord;
- rental period;
- tenant’s statement that he/she understands: the contract is concluded under this law (písm. f).
The fourth point is most often skipped, but it later resolves disputes about money. Everything not described as already damaged will be considered damaged by you upon moving out.
If the contract is ordinary, under the Občiansky zákonník (Civil Code), the mandatory minimum is shorter: subject and scope of use, rent amount, and amount of payments for services or method of calculation (§ 686 ods. 1). If the term is not specified — the contract is considered indefinite. Prenajímateľ (landlord) and nájomca (tenant) are the words used to call you in every document, from contract to receipt.
How does short-term rental differ from ordinary rental?
By one line. Krátkodobý nájom (short-term rental) works only when the contract contains the tenant’s statement that the contract is concluded under law 98/2014. Without this line — the Občiansky zákonník applies, and the rules change almost everywhere.
| Parameter | Short-term rental (98/2014) | Ordinary rental (Občiansky zákonník) |
|---|---|---|
| Contract form | only written | written, otherwise a record of content is made |
| Maximum term | 2 years, extended twice by 2 years — up to 6 years total | any, including indefinite |
| Deposit ceiling | 3 monthly payments including services | law does not set a limit |
| Notice period from landlord | from 1 month, for serious breaches 15 days | 3 months, from the first day of the next month |
| Time to file a lawsuit against notice | 2 months | 3 months |
The deposit ceiling is stated in § 5 ods. 2 of the law 98/2014 on short-term rental: it cannot exceed three times the monthly rent including payments for services.
A fyzická osoba (natural person — an individual, including a sole trader) who rented out real estate must ask the tax office for registration by the end of the next month (§ 49a ods. 2 of law 595/2003). If they did not do this, the rental still follows law 98/2014, but the landlord loses § 7 ods. 1 and 4 and § 9 ods. 1, and the notice period from their side becomes no less than two months (§ 7 ods. 3). Also, they must prove to you that they performed the registration (§ 3 ods. 5). You can ask about this even before signing the contract.
How much deposit can be demanded and when is it returned?
For short-term rental — no more than three monthly payments including services. The landlord must return the unused part no later than within one month from the day you vacated the apartment and settled obligations (§ 5 ods. 3). For ordinary rental, there is no ceiling — unless you write it into the contract yourself.
The law allows spending the kaucia (deposit) on unpaid rent, debts for services, damage to the apartment or equipment, and other claims related to housing use. If the landlord has taken part of it with proof, they have the right to demand replenishment in writing — and you have one month from receiving the demand to add this amount (§ 5 ods. 2).
The main evidence in money disputes is the handover protocol with photos. Take pictures not only of scratches on doors but also meter readings on the day of moving in and moving out.
Another time limit works in your favor: the landlord can demand compensation for damages only within six months from returning the apartment (§ 683 ods. 2 Občiansky zákonník). After that, the right expires.
What is the landlord not allowed to do?
Raise the rent whenever they want. Under law 98/2014, unilateral change is possible only in cases written in the contract and only for two reasons: increased service costs or expected inflation. The increase can be at most the size of this growth (§ 4 ods. 1). If the price was raised against the law, the tenant has the right to withdraw from the contract (§ 7 ods. 5).
They also cannot enter your housing without you. The law gives them the right to request access to check if the apartment is used properly (§ 665 ods. 1). That means they can ask for a visit at an agreed time, but the law does not allow them to open the door with their own key in your absence.
Evicting you by themselves — also no. Rental ends only by methods in § 6, and disputed notice is challenged in court.
The discrimination situation is more subtle than “the owner cannot refuse because of nationality.” The prohibition to discriminate people by nationality, language, skin color, or origin also applies to housing, but under § 5 ods. 2 písm. d) of the anti-discrimination law 365/2004 — only to housing provided to the public by legal entities and fyzická osoba-podnikateľ (natural person entrepreneur — self-employed person). An announcement “not for foreigners” from an agency or company violates the law. A private owner renting out their own apartment and not an entrepreneur is not covered by this norm. Practically, this means a lawsuit under this norm makes sense against an agency or company, but not against a private owner.
Who pays for minor repairs and utilities?
Minor repairs and usual maintenance are paid by the tenant unless otherwise stated in the contract (§ 687 ods. 2). What exactly is minor is listed in the appendix to government regulation 87/1995: plumbing, faucets, seals, locks, switches, sockets. Outside this list, minor is any repair costing no more than €6.64; if several related repairs are done on one item, their sum is counted (§ 5 ods. 2 of regulation 87/1995).
The rule has a reverse side. You do not pay for repairs needed before the contract was signed or caused by works for which the landlord is responsible (§ 7 of the same regulation).
If the landlord does not fix a serious defect, you have two tools. After written warning, you can fix it yourself and demand reimbursement (§ 691) or demand a corresponding rent reduction while the defect exists (§ 698). You must claim both rights without delay, and they expire if not claimed within six months from defect removal (§ 691, § 699).
Utility payments almost always go as a separate line: the ad says “€650 + energie.” Once a year, a vyúčtovanie (annual settlement) is done, and the difference is either returned to you or you pay more. If payment is overdue by more than five days — a poplatok z omeškania (late fee) is added: 0.5 per mille per day, minimum €0.83 for each started month.
How is the contract terminated and how much time is there to move out?
Rental ends in five ways: expiration of term, written agreement, written notice by one party, withdrawal from contract, or disappearance of the rental subject (§ 6).
Termination of contract under law 98/2014 requires at least one month’s notice, and for serious breaches or nonpayment over two months — fifteen days. Under Občiansky zákonník, the notice period is three months, starting from the first day of the month following the month in which you received it.
The tenant can also give notice (§ 7 ods. 2): if the apartment became unfit not due to their fault, if their employment or service relations ended, if they gained the right to social housing. The fourth ground is any other you wrote yourself in the contract.
You must vacate the apartment by the rental end date (§ 8 ods. 1). Ten calendar days after this day is already overdue: only after them does the landlord have the right to hold your movable things, and if the rental ended by withdrawal from contract, the period is shorter — five days. The landlord can hold things only if the unused kaucia (deposit) is not enough to cover his claims, and cannot touch what is excluded from enforcement proceedings (§ 8 ods. 2).
If you disagree with the notice — you have two months to sue under law 98/2014 and three months under Občiansky zákonník. In the second case, the notice does not apply at all until the court finally rejects your claim (§ 711 ods. 6).
And a trap where most fail: automatic renewal does not work for apartments, which general rules give to other rental contracts (§ 710 ods. 2). The term expired, no new contract — you live in the apartment without basis.
Can someone be sublet or can the apartment be rented further?
Only with written consent of the landlord. Written consent is required by both regimes — § 3 ods. 4 of law 98/2014 and § 719 ods. 1 Občiansky zákonník; under law 98/2014, podnájem (sublease) also cannot last longer than your own rental. Oral agreement by phone does not count here.
The consequence is serious: podnájem (sublease) without written consent — under Občiansky zákonník is a separate ground on which the landlord can terminate the rental (§ 711 ods. 1 písm. d).
What housing document does the police require?
For foreigner police, one of five documents is suitable (§ 122 of law 404/2011):
- electronic consent of the fyzická osoba (natural person — an individual, including a sole trader) or the one hosting you, sent via the appropriate electronic service;
- rental contract with the property owner — or with its user together with a document about their right to use it;
- confirmation from the accommodation facility;
- honest statement of a fyzická osoba (natural person — an individual, including a sole trader) or legal entity about providing housing;
- honest statement of the landlord that the rental contract is still valid — but only if you already submitted this contract in a previous proceeding and it is valid for at least another six months.
If you changed address — notify the police within five working days (§ 111 ods. 3). The one who hosted you has their own duty: to fill out the official form about the foreigner’s stay and submit it to the police within five days (§ 113).
Therefore, a landlord who refuses to give any housing document creates a problem primarily for you.
Where to look for housing and which ads to skip?
Ads are scattered across several platforms. The official guide for migrants names reality.sk, nehnutelnosti.sk, topreality.sk, byty.sk, remax-slovakia.sk, and avizo.sk. Add bazos.sk and thematic Facebook groups: there, direct owners most often write, and for bigger cities like Bratislava or Košice there are separate groups.
Housing together with work is a separate story: such offers are collected on the page jobs with housing.
A realtor can demand a commission of one month’s rent. It is agreed in advance and written in the contract with the agency, not announced orally on the signing day.
Before any payment, check the owner in the cadastre: public viewing works through ZBGIS, topic “Kataster nehnuteľností.” The name in the contract must match the name in the extract, and if a relative or manager signs — ask for a written power of attorney.
Four signs after which it is better to close the ad:
- price noticeably below the market in this city;
- “owner abroad,” viewing impossible, keys promised to be sent;
- money requested before viewing or before signing the contract;
- pressure on urgency: the apartment supposedly goes to whoever transfers the deposit first.
More about typical scam schemes — in a separate analysis.
Why “free housing from the state” is not rental
The owner concludes with a person with odídenec (temporary protection) status a zmluvu o poskytnutí ubytovania (contract for providing accommodation): placement is free, no money is taken from you. The owner receives compensation — this is príspevok za ubytovanie (compensation for accommodation), €5 per night in residential premises and €6 in non-residential. It is paid by the obec (municipality) from the Ministry of Interior funds.
The term is limited. Compensation is paid for 60 days from the first granting of temporary protection if protection was granted from March 1, 2025; for those granted before February 28, 2025 — for 120 days. Unlimited compensation is paid only to vulnerable categories: people over 65 years old, recipients of material need assistance, persons with severe disability, parents of children under five years, and such children themselves.
The obligation is also on you. You must personally notify the municipality about the start of accommodation within three working days, and then confirm residence twice a month with at least 14 days interval. Missing notification — and the owner will not receive money for those nights.
If you just moved, set two deadlines in your calendar: three working days to notify the municipality when housing is provided with compensation, and five working days to notify the police about address change.
