Hungary Landlord-Tenant Law: 2026 Comprehensive Guide

The Hungarian residential rental market is governed by Act V of 2013 on the Civil Code and the Housing Act. 2026 features a significant tightening of the short-term rental market to prioritize long-term housing stability.

1. Notarized Leases (The "Magic Weapon")

Due to slow civil courts, professional Hungarian landlords rely on the közjegyzői okirat (Notarized Declaration).

• Enforceability: If the tenant signs a move-out declaration in front of a Notary Public, the landlord can skip the court process and send bailiffs directly for eviction in case of a contract breach.
• Cost: While it involves a notary fee, it is considered the only viable way to protect large portfolios from non-paying tenants.

2. Rent Control and Increases

Hungary operates on a free-market basis. There are no statutory rent caps.

• Initial Rent: Freely negotiated.
• Indexation: Most contracts include an annual indexation clause linked to the HCSO (KSH) inflation rate to ensure yield protection without yearly renegotiation.

3. Security Deposits (Kaució)

• Industry Standard: 2 months' rent.
• Legal Ceiling: If a landlord demands more than 3 months' rent, the tenant can legally petition for a reduction.
• Purpose: Covers unpaid rent, utility arrears, and property damage beyond ordinary wear and tear.

4. Maintenance Obligations

• Landlord: Responsible for structural integrity, roof, main heating/plumbing systems, and ensuring the property is "fit for use."
• Tenant: Responsible for minor, everyday upkeep (bulbs, filters, loose hinges, sink blocks). Detailed handover protocols with photographs are mandatory for professional compliance.

5. Short-Term Rental Freeze (2026)

The 2026 NTAK freeze means that if a property does not already have a valid short-term rental license, it cannot obtain one until at least 2027. This shift has pushed a significant portion of the "AirBnB" market back into long-term residential leasing.