Slovakia Eviction Process: Legal Guide (2026)

Legal Framework for Eviction in Slovakia

In the Slovak Republic, the eviction of a tenant is a highly procedural judicial matter. Landlords are strictly prohibited from engaging in "self-help" measures, such as changing locks or disconnecting utilities. The process is governed by the Civil Dispute Code and the Execution Order, ensuring the constitutional right to the "inviolability of the home."

1. Pre-action Requirements

Before seeking judicial intervention, a landlord must establish a valid termination of the lease.

• Termination Notice: Depending on the contract type (Civil Code vs. Short-Term Lease Act), the notice period is typically between 1 and 3 months.
• Notice to Vacate (Výzva na vypratanie): Once the lease has legally ended, if the tenant remains, the landlord must send a formal written demand to vacate, providing a final deadline (usually 7–14 days) before filing a lawsuit.

2. The Action for Ejectment (Žaloba o vypratanie)

If the tenant refuses to vacate after the deadline, the landlord must file a reivindikačná žaloba (Action for Ejectment) at the district court where the property is located.

• The Judgment: The court will verify the legality of the termination. If successful, the court issues a decision ordering the tenant to vacate, typically within 15 days of the judgment becoming final.

3. Statutory Court Fees (2026)

As of the 2024 amendments to the Act on Court Fees, the following costs apply for 2026:

• Standard Eviction Fee: For a non-monetary claim (possession only), the fee is €140.
• Monetary Claims (Rent Arrears): If the suit includes a claim for unpaid rent, an additional fee of 6% of the claimed amount applies (minimum €25).
• Electronic Filing Discount: Filing via the central government portal (slovensko.sk) reduces the fee by 50%, with the discount capped at €50.

4. Mandatory Execution via Bailiff (Súdny exekútor)

A final court judgment does not grant the landlord the right to physically remove the tenant.

• Petition for Execution: The landlord must file a petition with a licensed judicial bailiff.
• Bailiff Fees: The statutory remuneration for an eviction act is €200, plus out-of-pocket expenses (locksmiths, movers) and 20% VAT.
• Physical Removal: Only the bailiff, often accompanied by the police, has the legal authority to remove the tenant and their belongings.

Slovakia Eviction Snapshot

Professional Advice: The Notarial Deed Alternative

To bypass the 12–18 month court delay, landlords in Slovakia are strongly advised to have the lease agreement drafted as a Notarial Deed (Notárska zápisnica) with a "direct enforceability clause." This allows the landlord to go directly to a bailiff for execution if the tenant fails to vacate, saving over a year in legal proceedings.

How Landager Helps

Landager's "Legal Shield" module for Slovakia tracks your notice periods and automatically drafts the mandatory "Notice to Vacate" using compliant terminology. Our system also stores your Burofax or registered mail receipts, which are essential evidence for the Žaloba o vypratanie filing.

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