Slovakia Landlord-Tenant Laws: Complete Guide

Rental law in Slovakia is primarily governed by the Civil Code (Act No. 40/1964 Coll.), which has been in effect since 1 April 1964, and the specialized Act on Short-Term Lease of an Apartment (Act No. 98/2014 Coll.), effective since 1 May 2014. The latter is favored by professional landlords for its greater flexibility and streamlined termination processes under Section 9.

1. Security Deposits

Under Section 5 of the Act on Short-Term Lease, landlords can request a deposit up to a maximum of three months' rent plus utilities. The deposit must be returned without undue delay (usually within 1 month) after move-out, minus documented deductions for damages or unpaid utilities.

2. Rent Increases

Rent is governed by the lease agreement. Unilateral increases are prohibited. Landlords typically include an inflation indexation clause (linked to Eurozone CPI) or a fixed annual percentage increase to be implemented at the anniversary of the contract, as permitted by the freedom of contract within the Civil Code framework.

3. Eviction and Notice Periods

• Civil Code: Standard notice is 3 months. Landlords often face the "alternative housing" obligation for vulnerable tenants.
• Short-Term Lease Act (98/2014): Under Section 9, notice can be as short as 15 days for grave breaches (e.g., non-payment of rent for more than 2 months or serious property damage). There is NO obligation for the landlord to provide alternative housing upon termination under this Act.

4. Mandatory Lease Requirements

To benefit from the Short-Term Lease Act, the contract must:

1. Be in writing.
2. Explicitly state it is governed by Act No. 98/2014 Coll.
3. Be for a fixed term (max 2 years, total extensions max 6 years).

5. Maintenance and Habitability

Landlords are responsible for making the property fit for use. Tenants handle minor repairs and routine maintenance as specified in Government Regulation No. 87/1995 Coll. (e.g., repairing faucets, replacing bulbs).