Short-term flat lease agreement template
Renting out a flat for up to two years under the Slovak Short-Term Flat Lease Act, with simpler termination
This document rests on a fixed pattern prepared by Paragrafo; it is not a law firm template. Its wording is not written by AI, only the details from the form are filled in. For a non-standard situation we recommend a solicitor.
Law in force as at
Nájomná zmluva
- I. Zmluvné strany
- II. Predmet nájmu
- III. Doba nájmu
- IV. Nájomné a úhrada za plnenia
- V. Práva a povinnosti strán
- VI. Skončenie nájmu
A short-term flat lease is a special kind of lease under Act No. 98/2014 Coll. It is concluded for a fixed term of at most two years and, by agreement, may be extended on the same terms by up to two more years, twice. Including extensions, the lease may last at most six years.
Compared with an ordinary flat lease under the Civil Code, it ends more simply. The grounds and periods for termination are set by the Short-Term Flat Lease Act, the notice period is usually one month, the tenant has no right to substitute housing, and invalidity of a notice must be claimed in court within two months.
The agreement must be in writing and contain everything the act lists: details of the parties including a natural person's permanent residence and date of birth, a description of the flat, its condition and known defects, the rent and charges for services, the term of the lease and the tenant's statement that they know the agreement is concluded under this act. Without these it is not a short-term lease under this act.
Who needs this document
- An owner letting a flat for a year or two who wants a simpler way to end the lease
- Letting a flat to students for a school year or to workers for the length of a project
- Letting a room, that is, part of a flat
- A tenant who wants to know when they may terminate the lease and when the landlord may
What the document must contain
- Details of the parties: for a natural person name, surname, permanent residence and date of birth, for a sole trader also the place of business and company ID, for a company its registered office, company ID and the name of the person acting for it
- Identification of the flat and the extent of use if only part of it is let
- The rent and charges for services connected with the use of the flat, or how they are calculated
- A description of the condition of the flat, appurtenances and furnishings and the defects known to the landlord
- The term of the lease, at most two years
- The tenant's statement that they know the agreement is concluded under the Short-Term Flat Lease Act
Legal basis
Zákon o krátkodobom nájme bytu (Short-Term Flat Lease Act)
Governs the term of the lease and its extension, the contents of the agreement, unilateral changes of rent, the security deposit, termination grounds and periods, withdrawal and vacating the flat.
Občiansky zákonník (Civil Code)
Applies to what the Short-Term Flat Lease Act does not cover, such as repairs, alterations to the flat and the late payment fee. Its provisions on terminating a flat lease and on substitute housing do not apply to a short-term lease.
Zákon o dani z príjmov (Income Tax Act)
A natural person who is not registered with the tax administrator must apply for registration by the end of the month following the month in which they let the flat. If the landlord fails to do so, the Short-Term Flat Lease Act takes away some of its advantages.
Most common mistakes
A lease longer than two years
A short-term lease may be concluded for at most two years. The parties agree a longer lease by extending it, at most twice by another two years, so for at most six years in total.
A missing required element
The act lists what the agreement must contain, including a natural person's permanent residence and date of birth, a description of the condition of the flat and the tenant's statement that they know the agreement is concluded under the Short-Term Flat Lease Act. Without these elements the agreement is not a short-term lease.
A deposit above the legal cap
The security deposit may not exceed three times the monthly rent and charges for services. After the lease ends the landlord returns it within one month of the day the tenant vacated the flat and settled the claims arising from the lease, unless the parties agreed otherwise.
Termination without a reason
Neither the landlord nor the tenant may terminate a short-term lease without a reason. The act sets the grounds and the parties may agree further ones in the agreement if, because of them, the lease cannot fairly be required to continue. The notice period may not be shorter than one month, or fifteen days for some grounds.
A rent increase the agreement does not allow
The landlord may change the rent and charges unilaterally only in cases agreed in the agreement, because of changes in the prices of services or expected inflation and at most by their increase. If the landlord changes them unilaterally contrary to the law, the tenant may withdraw from the agreement.
A flat the act does not apply to
A short-term lease cannot be agreed, for example, for a cooperative flat, a service flat, a flat for a special purpose or a flat owned by a municipality or a higher territorial unit.
Frequently asked questions
How long can a short-term flat lease last?
At most two years. By agreement it may be extended on the same terms by up to two more years, twice, so including extensions it may last at most six years.
What deposit can the landlord ask for in a short-term lease?
At most three times the monthly rent and charges for services connected with the use of the flat. If the landlord demonstrably uses it for their due claims, the tenant tops it up within one month of the landlord's written request.
When can the landlord terminate a short-term lease?
If, despite a written warning, the tenant or persons in the flat damage it or grossly breach good morals or the house rules, if the tenant has not paid the rent or charges for more than two months, has not topped up the deposit, uses the flat for another purpose, or on a further ground agreed in the agreement.
Is the tenant entitled to substitute housing in a short-term lease?
No. The Civil Code provisions on substitute housing do not apply to a short-term lease. The tenant vacates and hands over the flat by the day the lease ends, unless the parties agree otherwise in writing.
Does the landlord have to be registered with the tax office?
A natural person who is not registered with the tax administrator must apply for registration by the end of the calendar month following the month in which they let the property. The landlord must prove to the tenant that the registration obligation has been met.
Short-term flat lease agreement for your business
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