Slovakia Eviction Process: Legal Guide (2026)

Legal Framework for Eviction in Slovakia

Governed primarily by the Slovak Civil Code (Act No. 40/1964 Coll.), effective since 1 April 1964, and the specialized Short-Term Lease of Apartments Act (Act No. 98/2014 Coll.), the eviction of a tenant in the Slovak Republic is a strictly 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 (Act No. 160/2015 Coll.) and the Enforcement Code (Exekučný poriadok), 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.

• Civil Code (Sections 710 & 711): The standard notice period is 3 months. If termination is due to non-payment (arrears exceeding 3 months), the tenant may be entitled to an additional 6-month protective period (ochranná lehota) if they prove material distress (Section 710, para 3).
• Short-Term Lease Act (Section 9): The notice period is 15 days for material breaches like non-payment (arrears exceeding 15 days). This is only valid if the landlord has previously delivered a written warning (písomná výzva) and the tenant failed to pay within the provided grace period (Section 9, para 3).
• Notice to Vacate (Predžalobná výzva): Once the lease has legally ended, if the tenant remains, the landlord must send a formal written demand to vacate. Under Section 255 of the Civil Dispute Code, this demand must be sent at least 10 days before filing a lawsuit to ensure the landlord is entitled to the reimbursement of court fees and legal costs.

2. The Action for Vacation (Žaloba o vypratanie)

If the tenant refuses to vacate after the deadline, the landlord must file a žaloba o vypratanie nehnuteľnosti (Action for Vacation of Real Estate) at the district court (okresný súd) where the property is located, pursuant to Section 126 of the Civil Code.

• The Judgment: The court will verify the legality of the termination. If successful, the court issues a decision ordering the tenant to vacate. The statutory deadline for the tenant to vacate is 15 days from the date the judgment becomes final (Section 232, para 3 of the Civil Dispute Code).

3. Statutory Court Fees

Statutory court fees apply to the eviction process in accordance with the Act on Court Fees (Act No. 71/1992 Coll.).

• Standard Eviction Fee: A standard fixed statutory fee applies for non-monetary claims (possession only) as per Item 1 of the Schedule of Fees.
• Monetary Claims (Rent Arrears): If the suit includes a claim for unpaid rent, an additional statutory percentage fee (usually 6%) applies based on the claimed amount.
• Electronic Filing Discount: Filing via the central government portal (slovensko.sk) qualifies for a 50% reduction in court fees (up to a maximum discount of €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 via the electronic system of the Banská Bystrica District Court (Section 49 of the Enforcement Code).
• Bailiff Fees: The bailiff is entitled to statutory remuneration and expenses in accordance with the Enforcement Code (Act No. 233/1995 Coll.).
• Physical Removal: Only the bailiff, often accompanied by the police, has the legal authority to remove the tenant and their belongings under Section 184 of the Enforcement Code.

Slovakia Eviction Snapshot

Professional Advice: The Notarial Deed Alternative

To bypass the lengthy court delays, landlords in Slovakia are strongly advised to have the lease agreement drafted as a Notarial Deed (Notárska zápisnica) pursuant to Section 45 of the Notarial Code (Act No. 323/1992 Coll.). By including a "direct enforceability clause," the deed itself serves as an executory title, allowing the landlord to go directly to a bailiff for execution if the tenant fails to vacate, potentially 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 delivery receipts, which are essential evidence for the court filing.

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