Who pays what in a Prague rental: rent, fees and services

You find a 2+kk (a two-room flat with a kitchenette) advertised at one price, ring up, and learn that the monthly cost is something else. Nobody lied. Czech listings usually quote the rent on its own, with services added separately, and the sum is what you pay.

The four buckets

Rent (nájemné). Payment for the right to use the flat. It goes to the landlord and is not itemised.

Service advances (zálohy na služby). Monthly payments towards services linked to using the flat, such as water, heating, the lift, cleaning of common areas and corridor lighting. The list and rules sit in the Act on services linked to the use of flats (Act 67/2013 Sb.). An advance is an estimate, not a fixed fee.

Utilities in your own name. Electricity and gas are usually under a contract between you and the supplier, and internet, mobile and TV are yours too. Our move-in checklist shows how to take over the meters.

One-off and occasional costs. The deposit (jistota), an agent's fee, a parking space or cellar, and any repairs you cause.

How the settlement works

Advances are paid monthly, usually with the rent. After the billing period, normally the calendar year, the landlord must issue a statement (vyúčtování) showing actual costs and your share. If you overpaid you get money back, and if you underpaid you pay the difference. The act sets deadlines for the statement, for objections and for settlement (check the current text and the Ministry of Regional Development's guidance for the periods).

When the statement arrives, ask for the supporting invoices if the numbers surprise you, and compare heating and water with the previous year. A sharp jump is a question worth asking. Because advances are estimates, a low advance can mean a big bill later, so ask what last year's settlement was and what the advance is based on.

Fees to watch

Agent's fee. Agents are paid by the landlord, the tenant or both, depending on the arrangement. Ask who pays before the viewing and get it in writing. Our guide to how agencies charge explains the variations.

Deposit. The deposit is capped at three months' rent and returned at the end of the lease with at least statutory interest, less valid claims. It is not a fee.

Parking and storage. A garage space or cellar may cost extra; see parking and storage when you rent.

Waste and local charges. In many buildings the waste charge is part of the service advances, so ask. The owner pays property tax, not the tenant.

Indexation. Many leases raise the rent each year in line with inflation. Read rent increases in Prague before you agree.

Repairs: who fixes what

Under the Civil Code the landlord keeps the flat fit for use, and the tenant pays for small repairs and routine maintenance linked to normal use, as listed in Government decree 308/2015 Sb. Think of a dripping tap washer or a bulb as yours, and a broken boiler or a leaking roof as the owner's. If you damage something, you pay. If the lease claims more than that, ask what it covers. Report defects early and in writing.

A worked example

Here is a hypothetical listing with invented round numbers, used only to show the method. A flat is advertised at 20,000 CZK rent plus 4,000 CZK service advances, so the monthly payment to the landlord is 24,000 CZK. On top, you set up electricity and gas in your own name and pay for internet. If the advances turn out too low, the annual statement asks for the difference, and if too high, you are refunded. So 24,000 CZK is a floor for the flat's cost, not a ceiling.

Now a second flat is advertised at 22,000 CZK "all inclusive". Before you decide which is cheaper, ask what that means. Does it cover electricity? Heating? Internet? If it covers everything except electricity, the two flats may cost much the same. The skill is asking the same questions of both.

Compare both flats on one line: rent, advances, electricity and gas estimates, internet and any parking or storage. A cheaper rent can be dearer overall if the advances are high or the heating is electric. Then add the cost of moving in: deposit, first rent and agent's fee. For context, see how rent compares across districts and the cost of living in Prague.

Getting it in writing

Ask the landlord to list in the lease, line by line, what the advances cover, and how and when the annual statement will be presented. Ask for last year's statement for the flat if there is one. A landlord who answers quickly and clearly usually runs the building well.

Frequently asked questions

Are service charges included in the rent?

Sometimes, but Czech listings often show them separately. Always ask for the total monthly cost.

What if the annual statement shows I owe money?

Ask for the invoices behind it. If it is correct, you pay the difference within the period the law and your lease set.

Who pays for internet?

Normally the tenant, under their own contract. Some landlords include it, so ask.

Do I pay the agent's fee?

Only if you agreed to. Ask who pays before you view, and get it in writing.

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