Real estate · Slovakia
Leasing non-residential premises
We prepare or review a lease for non-residential and commercial premises (a shop, office, warehouse or manufacturing space) under Act No. 116/1990 Zb. on the Lease and Sublease of Non-Residential Premises. We address rent and indexation, deposit, duration, grounds for notice, improvements and termination, for landlords and tenants alike.
- Landlords and tenants
- Shops, offices and warehouses
- Security and deposit provisions
What we'll do for you
Preparation or review of a lease for non-residential premises for landlords and tenants, including security and termination rules.
Select an item to see the details.
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Scope based on your position in the lease
We discuss the premises, intended use, negotiations and your priorities. Before starting, we agree the scope of drafting or review, any negotiations with the other party and our fee.
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Agreement or comments on a draft
We draft the lease or comment on the proposed text. Within the agreed scope, we focus on the premises and permitted use, term, rent, operating costs and allocation of obligations.
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Payments and security
We propose contractual terms for payment dates, rent adjustments, providing and replenishing security, and final settlement. We flag outstanding financial questions for your commercial decision.
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Alterations and investment in the premises
We assess the agreed consents for alterations, funding and documentation. The text addresses the conditions for retaining, removing or settling alterations at the end of the lease.
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Changing or ending the lease
According to the assignment, we prepare an amendment or termination agreement, or assess the planned approach. We identify questions concerning continued use, unpaid amounts and mutual claims.
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Handover and documentation
We prepare the agreed documents for taking over or returning the premises. The handover record can cover their condition, equipment, keys, meters and unresolved reservations. We explain the key points when delivering the final documents.
Deliverablea signed lease for non-residential premises
How it works
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- Consultationday 0
We establish the letting purpose and your priorities and propose the agreement’s content.
- Draft agreement
We prepare a tailored lease or comment on the draft provided and flag risky provisions.
- Agreement and signingat your convenience
We resolve disputed points and prepare a clean copy ready to sign.
No-obligation enquiry
Ready to start?
Send us an enquiry. We usually reply within 24 hours with a price confirmation and next steps. The first 30-minute consultation is free and commits you to nothing.
- 1Send your enquiry via this form
- 2Usually within 24 h you get a price confirmation and plan
- 3We start work only after your approval
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What clients ask
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What law governs leases of non-residential premises?
In Slovakia, leases and subleases of non-residential premises are governed primarily by Act No. 116/1990 Zb., supplemented by the Civil Code. The legislation has its own rules, for example on notice — so we word the agreement to comply with the Act and protect you.
When can a non-residential premises lease be terminated by notice?
The Act distinguishes between fixed-term and indefinite leases and regulates the grounds and method of giving notice. We structure the agreement’s notice grounds and periods to comply with the law while protecting your position — whether you are letting or renting.
How should the deposit and rent be addressed?
We recommend agreeing a deposit as security for rent and potential damage, rules for its return and a rent indexation mechanism (for example, linked to inflation). This avoids disputes over rent increases and return of the deposit at the end.
Who pays for repairs and improvements to the premises?
The law distinguishes routine maintenance from major repairs or alterations. We clearly specify in the agreement who pays for what, which alterations the tenant may make and how improvements are settled when the lease ends — a frequent source of disputes.
Must a lease of non-residential premises be in writing?
Yes. In Slovakia, the agreement must be in writing and contain the particulars prescribed by law; otherwise, it is invalid (§ 3(3) and (4) of Act No. 116/1990 Zb.). We prepare a written agreement covering all essential points.
Do you offer ongoing support for several leases?
Regularly handling contracts and tenant changes across several premises? See our legal services for landlords and property portfolio owners – page in Slovak. This service covers an individual lease, its review, or documents for changing or ending it.
Legal Q&A
Common questions on this topic
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What documents do I sign when buying a franchise?
Almost never just one document. Alongside the franchise agreement, you sign acknowledgment of the operating manual, a lease or sublease of the premises and security documents, most commonly a blank promissory note with a completion agreement, personally guaranteed by a member of the franchisee company. Sometimes documents for a joint company with the franchisor are added. The package can only be assessed as a whole because the documents refer to one another.
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The tenant keeps using the premises after the lease ends. Why must I act quickly to recover possession?
Under the general lease rule in Section 676(2), continued use may renew the agreement unless the landlord applies to court for the return of the asset or possession within 30 days. Demands are insufficient, but the parties may exclude this renewal in the agreement. The statutory rule does not apply to residential leases; according to the Slovak Supreme Court, it also does not apply to fixed-term leases of non-residential premises under Act No. 116/1990 Coll. The type of lease and the terms of the agreement must therefore be determined first.
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What will change for leases of business premises under the new Civil Code bill?
The government bill repeals Act No. 116/1990 Zb. on the lease and sublease of non-residential premises and replaces it with a lease of business premises set out directly in the Civil Code. It expressly regulates indexation of rent, the monetary deposit and the landlord's lien, and allows compensation for the customer base to be agreed on termination. Until the National Council passes the bill, Act No. 116/1990 Zb. applies, and leases concluded before the effective date would, under the bill, remain governed by the existing legislation.
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Further reading
The tenant of business premises is not paying: notice, retention of goods and eviction from non-residential premises
A shop, an office or a warehouse for which the tenant has not paid for months is a double loss for the landlord: the rent is missing and the premises cannot be offered to anyone else. This article explains when the Act on the lease of non-residential premises allows the lease to be terminated by notice, how the landlord’s lien over the tenant’s movables works and what to do when the tenant does not leave after the lease ends.
Read more →
Duplicate ownership before the court: how to frame the claim and what decides the winner
Where a settlement agreement fails, only a court can remove the duplication between register C and register E parcels. This article explains why an owner recorded twice always has an urgent legal interest in a declaratory claim, how to frame the relief sought so that the court does not dismiss it on formal grounds, what has to be proved in the dispute and how the outcome reaches the title sheet.
Read more →
Buying arable land to build on: what has to happen before it becomes a building plot
Arable land on the edge of a village tends to be cheaper than a building plot, and sellers often give assurances that it will be possible to build there. This article explains why that is decided by the land-use plan and the agricultural land protection authority, what withdrawal of land from the agricultural land fund and the levy for it mean, and how to structure the purchase so that the buyer does not pay for land on which building is not permitted.
Read more →