Unpaid rent in Slovakia: ending an apartment tenancy
Legal status as of November 1, 2026
In a dispute over an apartment tenancy, first establish which law governs the tenancy. Regular leases under the Civil Code and short-term leases under Act No. 98/2014 Z. z. have different conditions for termination and legal defense. Using the wrong template can delay the termination of the lease and extend the period during which the dispute escalates. [1] [2]
Short rental period does not yet determine the legal regime
Even a contract concluded for only one year may be subject to the general regime of the Civil Code. A short-term lease under a special law must meet its requirements, be in written form, and also contain a declaration by the tenant about this regime. It is concluded for a fixed period of no more than two years, with the possibility of two extensions of no more than two years each; the total duration may not exceed six years. [2]
The landlord's registration obligation under tax regulations is also essential. Its failure to comply does not automatically change the entire relationship to a regular lease, but it limits the application of some rules of a special law and interferes with the landlord's rights upon termination. Therefore, it is not enough to check the title of the contract. Its content, type of apartment and fulfillment of related conditions must be checked. [2]
The contract must regulate rent and other payments
A clear contract determines the amount of rent, service charges, due date, billing method, and payment change rules. A protocol with meter readings, a list of equipment, and photos of existing damage will help when handing over the apartment. This prevents disputes as to whether the damage is new, normal wear and tear, or a defect that already existed when the property was moved in.
For short-term rentals, the cash deposit may not exceed three times the monthly rent and service charges. The law also regulates the replenishment of the used security and the return of its unused part. With a regular lease, this limit cannot be automatically assumed; it must be based on the contract and general rules, including any consumer protection. [1] [2]
Non-payment must be documented month by month
The landlord should prepare a summary of payments due, payments received, and outstanding debt. If the tenant only paid part, it is necessary to find out what the payment was for. The written request should state the exact amount of the arrears and their basis. The accounting statement must match the contract and bank statements.
In a regular lease, the reason for termination may be a gross breach of obligations, in particular failure to pay rent or services for a period longer than three months. Where the short-term tenancy regime applies in full, the law permits termination for non-payment for more than two months. However, if the landlord has not fulfilled the registration obligation and the registration period has expired, the reasons for his termination, pursuant to Section 3, paragraph 5 of Act No. 98/2014 Z. z., are assessed pursuant to Section 711, paragraph 1 of the Civil Code, including the threshold of non-payment for more than three months. [1] [2]
Notice of termination requires both proper reason and delivery
In a regular lease, the landlord has grounds for termination specified by law and must describe them factually. The notice period is usually three months and begins on the first day of the month following delivery of the notice. Special circumstances, such as proven material hardship for objective reasons in the event of termination for non-payment, may lead to a protection period. [1]
For short-term rentals, the notice period begins the day after delivery. Where the special statutory regime applies in full, the notice period generally cannot be shorter than one month; for statutory grounds including non-payment, it may be as short as 15 days. However, in the event of a landlord's termination in the event of an unfulfilled registration obligation pursuant to Section 3(5), it must last at least two months. The contract may stipulate a longer period. [2]
Model example: the owner uses a one-year contract downloaded from the Internet and the tenant owes two months' payments. The owner cannot safely assume that the short-term tenancy rules and a fifteen-day notice period apply automatically. First, he must verify the contract details, registration, and the exact extent of the delay.
Termination of a tenancy and eviction are separate steps
If the lease has effectively ended and the tenant does not voluntarily hand over the apartment, it is necessary to obtain an enforceable basis for eviction and, if necessary, proceed through a bailiff. Arbitrarily changing locks, disconnecting power, or removing personal belongings can interfere with a tenant's rights and create additional liability. Limited statutory self-help is not a general authorization to forcibly resolve a rental dispute. [1] [3]
Under certain conditions, the special statute permits retention of movable property to secure claims. However, this provision does not provide a general authorization for the arbitrary eviction of persons either. A distinction must be made between debt security, a claim for payment, and a claim for eviction. Each of them serves a different purpose and may require a separate process procedure. [2] [3]
The tenant must observe the legal defense period
In the case of a regular lease, the invalidity of the notice can be claimed in court within three months of delivery. In the case of a timely lawsuit, the effects of the termination will only occur after the decision by which the court dismisses the lawsuit becomes final. In the full short-term lease regime, the deadline for challenging the termination or withdrawal is two months from delivery and the lawsuit does not postpone the effects of the termination of the lease. However, where the regime for failure to meet the registration obligation under § 3(5) applies, a landlord’s notice may be challenged within three months, with the effects of judicial protection set out in § 711(6) of the Civil Code. [1] [2]
When handing over an apartment, it is advisable to write down a protocol, the number of keys, the final meter readings, and any reservations. The security deposit should not be considered as the final rent or an automatic reward for the landlord without explanation. Its use must be based on specific requirements and agreed or legal rules. [1] [2]
Frequently Asked Questions
Can a tenant stop paying the last month after paying the security deposit?
Without an agreement or other legal reason, the security deposit cannot be automatically equated with the last rent. The purpose of the collateral and the terms of the contract are decisive. [1] [2]
Is it enough to call the contract a short-term rental?
No. It must meet legal requirements and the conditions for using the special regime, including the landlord's registration obligation, must also be checked. [2]
Can I change the lock after the lease ends?
If the apartment remains occupied and has not been voluntarily surrendered, unilaterally removing access is not a safe way to evict. It is necessary to assess the legal procedure and possible enforcement of the decision. [1] [3]
If you have a problem with your rental, please provide us with the contract, payment summary, notices, and proof of delivery. We will assess the applicable legal regime and prepare a procedure for enforcement, termination of the lease or defense against termination.
Legal sources
[1] Civil Code No. 40/1964 Zb. — § 6, § 126, § 663 et seq., § 685 to 712c, especially § 710 and § 711; version effective 31.7.2026 to 30.6.2027
https://static.slov-lex.sk/static/SK/ZZ/1964/40/20260731.html
[2] Act No. 98/2014 Z. z. on short-term rental of apartments — Sections 1 to 10; version effective from 1.7.2016 to 30.6.2027
https://static.slov-lex.sk/static/SK/ZZ/2014/98/20160701.html
[3] Enforcement Code No. 233/1995 Z. z. — §§ 45 and 181–184; enforceable title and enforcement by eviction
https://static.slov-lex.sk/static/SK/ZZ/1995/233/20251227.html