On July 1, 2027, a new Civil Code (Občiansky zákonník) will take effect in Slovakia, which will significantly change the rules governing residential leases. These changes may affect the stability of your living situation and the terms of your lease, so tenants should be especially vigilant. The new law will give landlords more options to terminate a lease, even without providing a reason, and will also change the dispute resolution process.
What will change for tenants in Slovakia?
The new Civil Code, which the National Council adopted on October 1, 2026, will replace the old law from 1964 and repeal the law on short-term housing leases. This means that all rental relationships will be governed by a single, modern document. Importantly, the new rules will apply to contracts signed after July 1, 2027, as well as those that are renewed under the new legislation. If your lease was signed before that date, it will continue to be governed by the old rules unless you and your landlord agree in writing to transition to the new rules.
Eviction: When Can a Landlord Terminate the Lease?
One of the most significant changes is that a landlord will be able to terminate an open-ended lease agreement without giving a reason. In such cases, the eviction notice period will be six months.
In other cases, particularly for fixed-term leases, the landlord may evict the tenant only if there are grounds clearly defined by law. These include:
A gross breach of obligations. For example, if the tenant fails to pay rent or utility bills for at least two months, despite a written warning.
Unauthorized subletting. Subletting the apartment or part of it without the landlord’s prior written consent.
Damage to property or disturbance of the peace. If the tenant seriously damages the dwelling, disturbs the peace of other residents of the building, poses a safety threat, violates moral standards, or uses the dwelling for purposes other than those intended.
Landlord’s personal needs. If the landlord needs the dwelling for themselves or for a close relative.
Criminal conviction. If the tenant has been convicted of an intentional crime against the landlord, members of the landlord’s family, or property in the building.
Public interest. If the dwelling must be treated in such a way that it becomes unusable.
Eviction Notice Periods:
General term: The standard eviction notice period is reduced from three to two months.
Protected tenants: For individuals aged 70 or older, those with a severe disability, and those caring for a minor child or a person lacking legal capacity, the eviction notice period is three months. In such cases, if there are reasonable concerns that the tenant may lose their housing permanently, the landlord is required to notify the municipality.
Importantly, filing a lawsuit to challenge an eviction or the termination of a lease will no longer delay its expiration, except for protected categories of tenants.
Rent and Security Deposit: Important Details
Rent Increases:
By Agreement: The landlord and tenant may agree on an annual rent increase, for example, in line with the inflation rate. Notice of the increase must be in writing and sent at least two months before the start of the period in which the rent is to increase.
Without agreement: If the lease does not include a provision for increases, the landlord may propose an increase only for leases with a term of five years or more. This is permitted every three years, but by no more than 20% of the previous amount and not exceeding the normal market rate.
Housing upgrades: If the landlord invests in upgrades (such as insulation or window replacement), they may increase the rent by up to 5% of the annual costs. The tenant has the right to terminate the lease if they do not agree to the new terms.
Security deposit (zábezpeka):
The maximum security deposit may not exceed three times the amount of the monthly rent and utility payments. The landlord is required to confirm receipt of the security deposit in writing upon the tenant’s request. If the security deposit has been used to cover debts, the tenant must immediately replenish it to the original amount. Upon termination of the lease, the security deposit must be returned without delay, net of any financial obligations owed by the tenant.
Other Key Changes for Tenants
Compensation for Damage: The landlord must claim compensation for damage caused by excessive wear and tear on the property within six months of its return; otherwise, the right to compensation is forfeited.
Items Left Behind: If a tenant leaves items in the apartment, the landlord will first request that they be removed. If this does not happen, the items may be transferred to a third party for storage at the tenant’s expense, and after three months of storage, they may be sold. The proceeds, minus expenses, will be returned to the tenant.
Terms of the Lease Agreement: The lease agreement must clearly specify a description of the dwelling, the rent amount, utility charges, and payment deadlines.
Pets and Business Activities: The landlord’s consent is required to keep pets in the apartment. Using the property for business activities also requires consent, but the landlord may refuse only for specific reasons.
Change of Ownership: If the property is sold, the rights and obligations under the lease agreement are transferred to the new owner. The tenant may terminate the agreement within three months of learning of the change in ownership.
These changes are intended to streamline rental relationships in Slovakia, making them more formal and clear. It is very important for Ukrainians who are looking for or already renting housing in Slovakia to carefully review their lease agreements and understand their rights and obligations under the new legislation.
