Long-term apartment rental in Prague: the 12-month lease explained

Twelve months sounds short and safe, until a job offer arrives from another city in month four. The 12-month lease is Prague's standard for landlords and tenants who both want some stability, and it's also where many tenants discover that the exit is where the contract gets serious.

Fixed term or open-ended

A Czech lease (nájemní smlouva) can run for a fixed term, such as 12 months, or be open-ended. A fixed term gives the landlord a guaranteed tenant and you a guaranteed home at a known price. An open-ended lease can be ended by the tenant with three months' notice and no reason, which is why some tenants prefer it, and why some landlords prefer a fixed term.

In practice most Prague landlords offer a year, sometimes with a renewal clause. Read yours carefully, because the rules for leaving a fixed-term lease early depend heavily on what it says.

Ending a lease: the rules that surprise people

On an open-ended lease the tenant can give notice without a reason. The three-month notice period starts on the first day of the month after the notice is delivered. A landlord can end a lease only on the grounds the Civil Code lists, again with three months' notice, and the written notice must tell the tenant about the right to object to a court within two months.

That's different from employment law. A job notice period runs from the day notice is delivered, but a tenancy notice starts counting on the first of the following month. Delivered on 3 February, it would begin on 1 March (a hypothetical example). And a notice delivered on the 2nd and one delivered on the 28th of the same month start counting on the same day, so don't sit on it.

Leaving a fixed-term lease early is trickier. Many contracts include an early-exit clause, a right to find a replacement tenant or a mutual-agreement option. If yours has none, the usual route is to agree an exit with the landlord in writing. Don't assume you can walk away with a month's warning.

The deposit

A rental deposit (jistota) is capped at three months' rent by law. The landlord must return it at the end of the lease with at least statutory interest, less claims for unpaid rent or damage beyond normal wear. The law doesn't fix a number of weeks for the return, so the lease should state a reasonable period.

Take photographs on move-in day, and add notes on scratches and marks to the hand-over protocol (předávací protokol). It should list the state of walls, floors, windows, appliances and furniture, meter readings (electricity, gas, water, heat) and the number of keys. Both sides sign two copies. Without it, a deposit dispute becomes your word against the landlord's. Repeat the exercise when you leave.

Rent increases and staying on

The rent is fixed for the term, and any increase should be set out in the contract or agreed in writing. The statutory route for raising rent is limited; at the time of writing the Civil Code caps it at 20% over three years (as of 2026; check the Ministry of Regional Development for any amendment). Some leases add an annual increase tied to inflation, which applies automatically, so read the wording.

As for what happens after the 12 months: a fixed-term lease can carry on in specific circumstances if both sides keep behaving as if it still runs, but don't rely on silence. Agree the next period in writing.

Services and utilities

Check what's in the rent and what's billed on top. Služby are charges for water, heating, waste and building services, usually paid as monthly advances and settled once a year. A year-end settlement can bring a refund or a bill, so ask for last year's settlement for the flat to see how big the swing was. Electricity and gas are often under your own account.

Landlord entry and privacy

Landlords need to give prior notice before coming in for inspections or repairs, and can show the flat to prospective tenants during the last three months. Walking in unannounced is only allowed to prevent damage. If access feels excessive, put your concern in writing.

Before you sign

Check the parties' names against the owner in the cadastre. Check that the lease allows registering your address. Check pets, smoking and short-term use. Subletting needs the landlord's consent, so ask now if you might want it. Check how repairs are shared: small ones are normally the tenant's, big ones the landlord's, and the lease should list the split.

Not sure a year of rent is the right call, or whether buying is closer than you think? Try a few scenarios in the rent-versus-buy tool on Hypoteky.com, then read our tenant's route to buying. If you're still hunting, the renting guide covers the viewing stage, and the guide to 2+kk flats the most common couple-sized layout.

Frequently asked questions

Can the landlord raise the rent mid-lease?

Only by the route the contract and the Civil Code allow. Get any increase in writing and check the current cap with the Ministry of Regional Development.

What if I stay after the 12 months end?

A lease can sometimes continue in specific circumstances, but agree the next period in writing rather than relying on silence.

Can I sublet my room?

Only with the landlord's consent. Ask for it in writing.

Do I need to register my address?

Foreigners must follow the reporting rules for their status, set by the Ministry of the Interior. The landlord's confirmation is normally needed.

This is a general explainer, not legal or tax advice.