Real estate

Apartment rental in Croatia: what you need to know before you sign the contract

10-06-2026 / Regent Split

TL;DR: Apartment rental in Croatia is regulated by the Law on Apartment Rental and the Law on Obligations. A written contract is a legal obligation, a deposit is not legally limited but in practice ranges between one and three monthly rents, and an handover report is the only real protection for both the tenant and the landlord. Without these foundations, any dispute over the deposit or the condition of the apartment becomes more difficult to resolve.

Every year, especially with the start of the academic and working season, the same story begins for thousands of tenants in Zagreb, Split, Rijeka, and Zadar: a quick search for an apartment, a rush to sign, and only a few weeks later — the first surprise. Sometimes it's an unexpected bill, sometimes a malfunction that no one wanted to fix, and sometimes — upon moving out — a deposit that is not returned. Almost always, the cause is the same: one or more steps of the rental process were skipped or carried out superficially. This guide takes you through every step, from the first advertisement to the last euro of the deposit in your account.

Key Information

A written contract is a legal obligation — a residential lease agreement must be concluded in writing according to the Law on Apartment Rental. An oral agreement is not legally valid.
The deposit is not legally limited — the amount of the deposit is agreed upon between the parties. In practice, it most often ranges between one and three monthly rents. Define the terms of return in a written contract.
The handover report protects both parties — without a written list of the apartment's condition upon entry and exit, there is no proof of anything. This is the most common cause of deposit disputes.
The notice period for the tenant is three months — for open-ended contracts, the tenant must notify the landlord in writing at least three months before moving out.
The deadline for deposit return is not legally prescribed — the law does not specify a concrete deadline. For this reason, the deadline for return should be agreed upon in a written contract. Common practice is 15 to 30 days from handing over the keys.

Searching for an apartment: what to pay attention to

An apartment viewing is not just an assessment of size and location. It's the only opportunity to discover the real condition of the property and assess with whom you are entering into a long-term business relationship — because that's what a rental is.

During each viewing, pay attention to the condition of the installations: test faucets, press switches, check water pressure. Ask when the electrical installations were last changed. Inspect corners, the area under windows, and behind furniture for traces of moisture and mold — moisture is expensive to remediate and it's difficult to prove if it was present before your move-in if you haven't documented it. Check the heating and cooling system: who pays for maintenance, whether the boiler has been serviced, and what the energy class of the building is.

Equally important is communication with the landlord. Is he available for questions? Does he answer concretely or evade? Does he readily provide ownership documents? These are early signals of what the cooperation will look like for the next year or more. The condition of the hallway, elevator, and common areas of the building indicates the level of management and the amount of future common reserve costs. A poorly maintained building means higher costs — regardless of the rental price.

Professional advice: Never pay anything — neither "reservation" nor earnest money nor a deposit — before you have a signed written contract in your hands. An oral agreement in no case replaces written documentation.

Lease agreement: what it must contain

A residential lease agreement must be concluded in writing — this is a legal obligation, not a formality. Without a written document, there is no proof of the agreed terms, and any dispute becomes far more difficult to resolve.

A legally valid contract must contain data on the contracting parties, an exact description of the property with address and area, the amount of rent with a clear division into costs included in the rent and those paid separately by the tenant, the duration of the lease, the conditions and amount of the deposit, and the notice period and termination conditions for both parties. Pay special attention to clauses that define who is responsible for which repairs — this is the source of the largest number of disagreements.

Minor repairs (light bulb, handle, lock) are generally the tenant's responsibility. Major structural faults and installations are the landlord's responsibility. If this is not clearly defined in the contract, the boundary is always subject to interpretation.

Authentication and solemnization — not the same thing

A residential lease agreement does not have to be notarized to be legally valid. However, there are two different notary services that are often confused:

Signature authentication — the public notary confirms the identity of the signatory, but does not examine the content of the contract. It does not provide special legal protection for the content.
Solemnization of the contract — the public notary reads, explains, and confirms the content of the contract. A solemnized contract obtains the force of an enforceable document — based on it, it is possible to initiate enforcement (eviction, debt collection) without a court procedure, which significantly speeds up dispute resolution. For long-term rentals — especially in cases where a more expensive property is rented or there is a difference in the negotiating position of the parties — solemnization is a recommended protective measure.

Income tax from rent

The landlord is legally obliged to report the rent to the Tax Administration and pay tax on rental income. The effective tax rate in 2026 is 8.4% of the gross rent (12% on 70% of the rent amount, with a lump-sum deduction of 30% for expenses). Unreported rent leaves both parties without full legal protection in case of a dispute. The landlord is also obliged to submit the lease agreement to the competent administrative department of the local self-government. Read more about elements of a lease agreement on our blog.

Deposit: how much is it, what does it cover, and how to protect it

The deposit is a sum of money that the tenant pays to the landlord as security for the fulfillment of contractual obligations. The Law on Apartment Rental does not prescribe the maximum amount of the deposit — the amount is agreed upon between the parties, and in practice it most often ranges between one and three monthly rents.

What the deposit covers — and what it doesn't

The deposit is intended to cover damage to the property or equipment that exceeds normal wear and tear, unpaid rent, and unpaid utility bills that the tenant was supposed to cover.

The deposit is not intended to cover normal wear and tear of the apartment due to ordinary use — worn floor, faded paint, minor scratches that occur with regular use are not damage, they are wear and tear. Faults that occurred due to dilapidation, and not the tenant's negligence, also do not fall under the deposit. This is the most common source of disputes: the line between normal wear and tear and damage is not always clear, and that is precisely why the handover report becomes the only reliable evidence.

How to protect the deposit

The only real protection for the deposit is a detailed handover report with photos taken upon entering the apartment — more on this in the next section.

Always pay the deposit by bank transfer, never cash without a written receipt. On the transaction, state the purpose: "deposit for apartment rental — [address]". This gives you a written trail that serves as proof of payment. The law does not prescribe a deadline for deposit return. For this reason, the deadline for return — usually 15 to 30 days from handing over the keys and settling all obligations — must be clearly agreed upon in a written contract. Without this provision, the return deadline is subject to agreement, and in case of a dispute, it is difficult to prove.

Professional advice: Agree on the deposit return deadline in a written contract — this is the only way to have a legal basis for requesting a return within a specific period.

Handover report upon entry: the only real protection

The handover report is a written document that records the condition of the apartment at the time the keys are taken over. Without it, upon moving out, you cannot prove what was present upon entry — neither you nor the landlord. Any defect not recorded upon entry can become "your damage" upon exit.

The report must contain the date and address of the handover, a description of the condition of each room — walls, floors, carpentry, equipment — the condition of the measuring devices (electricity, gas, water) with exact readings, a list of keys and access cards, and a list of furniture and equipment that are part of the rental. Attach a photo to each noticed defect. The report is signed by both parties and each retains one copy.

Be meticulous — a scratch on the floor, a crack in the wall, a non-working switch. Anything not recorded upon entry is potentially your problem upon exit.

Rights and obligations during the lease

The rights and obligations of both parties are defined by the Law on Apartment Rental and the contract. The tenant is obliged to pay the rent within the agreed period, use the apartment according to its purpose and with the care of a good host, report malfunctions to the landlord without delay, and not sublet the apartment without the written consent of the landlord. The landlord, on the other hand, must hand over the apartment in a condition suitable for habitation, carry out major repairs, and not enter the apartment without prior notice and consent of the tenant — except in urgent cases.

Registration of residence is a tenant's right that many are unaware of. The tenant has the right to register temporary residence at the address of the rented apartment, and for registration, the written consent of the landlord is required. The landlord is not authorized to refuse this consent without a valid reason. Timely registration of residence is important for exercising rights such as health insurance, voting rights, and registering children for school or kindergarten.

For a detailed overview of all rights and obligations of both parties, see here.

End of lease: notice period, exit handover, and deposit return

The end of the lease is just as important as the beginning — and this is where misunderstandings most often arise.

Notice period

For a contract concluded for an indefinite period, the tenant must notify the landlord in writing at least three months before the planned moving-out date. For a contract concluded for a definite period, the lease expires on the agreed date. If neither party cancels the contract before expiration, it generally continues under the same conditions.

The landlord may terminate the contract in case of non-payment of rent with a prior written warning and a notice period that cannot be shorter than 15 days.

Exit handover

Upon moving out, the same procedure as upon entry is repeated: a handover report describing the condition, reading of measuring devices, and handing over the keys. The exit report is compared with the entry report — anything that is in a worse condition than upon entry (taking into account normal wear and tear) may be grounds for withholding part or all of the deposit. Without an exit report signed by both parties, the return of the deposit becomes a matter of dispute without documentation.

Deposit return

The deadline for deposit return is not legally prescribed — therefore, it is crucial to agree upon it in a written contract upon entering the lease. Common practice is to return it within 15 to 30 days of moving out and settling all obligations.

If the landlord refuses to return the deposit without a valid reason, the first step is a written warning via e-mail or registered mail, referring to the agreed terms. If there is no response, a lawyer can draw up a formal request or initiate enforcement proceedings before the competent court. Keep every written trace — contract, report, photos, and bank transactions as proof of deposit payment. In case of a dispute, each of these documents can be crucial.

Professional advice: Agree on the date of the exit handover in advance and be present. A lease that ends without a signed exit report leaves both parties without documented proof of the apartment's condition at the time of handover.

How Regent Real Estate Agency can help you

Regent is a real estate agency with offices in Zagreb, Split, Rijeka, and Istria, operating throughout Croatia. We help tenants and landlords find the right apartment and structure the lease in a way that protects both parties.

Frequently Asked Questions

Is a written lease agreement a legal obligation?

Yes. According to the Law on Apartment Rental, the contract must be concluded in writing. An oral agreement is not legally valid and provides no protection to either party in case of a dispute.

What is the maximum deposit for an apartment rental?

The law does not prescribe a maximum deposit amount — the amount is freely agreed upon between the parties. In practice, it most often ranges between one and three monthly rents. Always define the amount and terms of return in a written contract.

What is considered normal wear and tear of an apartment, and what is damage?

Normal wear and tear are changes that occur with regular and careful use — worn floor, faded paint, minor scratches. Damage is what occurs due to carelessness or improper use — broken furniture, a hole in the wall, damaged equipment. A handover report with photos is the only reliable proof of the difference.

What is the notice period for an open-ended lease agreement?

The tenant must notify the landlord in writing at least three months before the planned moving-out date. The landlord can terminate the contract due to non-payment with a written warning and a notice period of at least 15 days.

What if the landlord does not return the deposit?

Send a written warning referring to the agreed terms. If there is no response, hire a lawyer who can draw up a formal request or initiate enforcement proceedings. Keep all written evidence: contract, report, photos, and bank transactions as proof of deposit payment.

Do I have the right to register my residence in a rented apartment?

Yes. The tenant has the right to register temporary residence at the address of the rented apartment. For registration, the written consent of the landlord is required, which they are not authorized to refuse without a valid reason.