Renting in the Czech Republic: what expats should know

Deposit (kauce)

Kauce is capped at 3 months' rent under the Civil Code. Anyone asking for more is breaking the law, refuse and report. The deposit is returned at the end of the tenancy minus lawful deductions (damages beyond normal wear, unpaid utilities). The host has to hand it back within one month of move-out unless there's a dispute.

Lease (nájemní smlouva)

Always in writing. A verbal lease isn't legally void but it's nearly impossible to enforce, so demand a written one. The lease specifies rent, deposit, duration, notice period, and what's included (utilities, internet, parking). Czech residential leases require a recognized or advanced electronic signature (RES/AES) under Civil Code §2237, that's the exact problem DigiSign solves on DomuHQ. A simple click-to-agree isn't enough; the courts won't enforce it.

Reservation contract (rezervační smlouva)

Some hosts (especially for in-demand units) use a reservation contract before the lease itself. It locks the unit for you while paperwork goes through, in exchange for a reservation fee (typically about one month's rent). The fee is usually credited toward your deposit or first month if you go ahead, and forfeited if you back out. Read what "backing out" specifically means in your contract.

Utilities (služby)

Confirm at the viewing whether energy, water, heating, internet, and waste collection are included in the rent or billed separately. Often you'll see two numbers in a listing: rent + utilities estimate. The utilities estimate is usually billed monthly with a yearly reconciliation against actual usage.

Apartment layouts

Czech listings use a notation like 1+kk, 2+1, 3+kk … up to 5+. The number is rooms; "kk" means kitchenette (open kitchen, doesn't count as a room); "+1" means separate kitchen (does count). Garsonka is a small studio. We have a [full glossary entry on this](/glossary/1-kk-notation) if you want the deep dive.

Confirmation of accommodation

If you're a non-EU citizen, your residency permit or visa likely requires proof of where you live. This is the confirmation-of-accommodation document (potvrzení o zajištění ubytování), signed by the property owner. Ask for it during signing, it should be straightforward for any legitimate host.

Verify the host or agency

Legitimate Czech businesses display an IČO (company identifier). You can look up any IČO in the public ARES registry to confirm the business exists, when it was registered, and whether it's still active. DomuHQ's IČO is 23641550. If a "professional" host or agency can't or won't provide one, that's a major red flag.

Common pitfalls

• Deposit larger than 3 months, illegal. Refuse.
• No written lease, refuse.
• Cash-only rent payments with no receipt, get a receipt or use bank transfer.
• Verbal promises that aren't in the lease ("oh, the heating is included" but the lease doesn't say so), only what's written counts.
• Notice period not specified, under the Civil Code, the default is 3 months for the landlord and shorter for the tenant in many cases, but the contract can override. Read this clause.

This article is general information about the Czech rental market, not legal advice. For specific situations involving disputes, the lease itself or a Czech attorney is authoritative.