Rights and Obligations of Landlords and Tenants

Quick answer: the relationship between landlord and tenant rests on balance — the landlord provides an apartment in a condition fit for living and pays for major repairs, the tenant pays rent, takes proper care of the apartment, and pays for minor repairs and routine maintenance. You can prevent most disputes (repairs, entry, deposit, lease termination) with a clear written contract, a handover protocol, and timely communication. Always base specific figures and deadlines on current law and your contract, not on "how it used to be."

Basic Division of Roles

Renting an apartment is a long-term relationship between two parties with clearly divided responsibilities. Before diving into details, everything is based roughly on these principles:

• Landlord delivers the apartment in a condition fit for use and maintains it in that condition. Ensures undisturbed living and handles major repairs.
• Tenant pays rent and utility deposits promptly and on time, uses the apartment in an ordinary manner, reports defects, and pays for minor repairs and routine maintenance.
• Both parties must act honestly toward each other, report important facts, and not abuse their position.

An apartment lease is made in writing. Although an oral agreement might hold under certain conditions, a written contract with an attached handover protocol is the best prevention of later disputes.

Who Pays for Which Repairs

This is by far the most common friction point. The principle is simple, but the boundary is often unclear.

Minor Repairs and Routine Maintenance (typically tenant)

• This includes ordinary wear and tear and maintenance that the apartment requires during normal use — replacing light bulbs and batteries, minor plumbing and electrical work, floor maintenance, repainting over time, etc.
• What exactly counts as a "minor repair" and "routine maintenance" and what limits apply (per repair and total per year) are defined by government regulation. These limits change from time to time — so never go by old figures, but verify the current version for the given year.

Major and Structural Repairs (landlord)

• Replacing windows, radiators, main water, gas, and electrical lines, structural repairs, interventions in common areas of the building.
• Simple rule: the more expensive, extensive, and unaffected by normal use a repair is, the more likely the landlord pays.

How to Avoid Disputes Over Repairs

1. Report defects in writing and promptly (email, SMS). The tenant is obligated to report a defect; the landlord must remedy it within a reasonable time.
2. If the landlord does not respond and it is his obligation, the law provides a procedure for how the tenant can have the repair made and claim costs — but consult this step beforehand.
3. Keep records of repairs and photographs of conditions. In a dispute, what you can prove matters.
4. Rather resolve the disputed boundary "minor vs. major" upfront by referencing the current government regulation, not after something breaks.

Landlord's Entry to the Apartment

A common misconception is that a property owner can enter the apartment whenever he wants. He cannot. During the lease, the tenant uses the apartment and his privacy is protected.

• The landlord must announce entry in advance within a reasonable time and state the purpose (inspection of condition, repair, showing to a potential tenant or buyer).
• Without notice, he may enter only in exceptional circumstances — when damage threatens or there is urgency (burst pipe, smoke from the apartment when the tenant is absent).
• What is a "reasonable time," the law does not specify precisely; it is assessed case by case. So it pays to agree on rules in the contract — for example, how many times a year and with how much notice the landlord can come for inspection.

The tenant, in turn, cannot unreasonably refuse entry — obstructing the landlord from necessary repairs or inspection may violate his obligations.

Security Deposit: Amount and Return

The security deposit, referred to in the law as jistota (security), serves the landlord as insurance against rent arrears or apartment damage.

• Maximum amount of the security is limited to a multiple of monthly rent. Verify the specific cap in the current civil code — setting a higher amount is typically not enforceable.
• After the lease ends, the landlord returns the security after settlement, meaning after deducting legitimate claims (unpaid rent, documented damage beyond normal wear).
• The tenant typically has a right to interest on the security deposit. It is good to set the interest rate in the contract; otherwise, the law applies.

For the Deposit to Be Returned Without Problems

• Handover protocol at move-in and move-out with photos and meter readings is your best evidence.
• Insist on written settlement — what and why the landlord deducted, documented with invoices.
• Remember that normal wear and tear (worn carpet after years, minor traces of use) is the landlord's responsibility, not the tenant's.
• If agreement fails, address it first with a written demand, then possibly with a lawyer.

Lease Termination

The method of termination depends on the type of contract and reason. Generally:

• Fixed-term lease typically ends upon expiration of the agreed period. It can also be terminated by mutual agreement or notice for statutory reasons.
• Open-ended lease is usually terminated by written notice with a notice period.
• Notice from the landlord is typically tied to specific statutory reasons and often requires informing the tenant of his right to defend.

Always verify the specific notice reasons, form, and length of notice period in current law and your contract — rules differ by situation and may change over time. Never give notice "offhand." When terminating, don't forget to hand over the apartment according to protocol, disconnect utilities, and settle the deposit.

Most Common Disputes and How to Prevent Them

The vast majority of conflicts have the same root cause — unclear contracts and poor communication. Preventive minimum:

1. A proper written contract. Clearly describe the rent, utility deposits, who pays for which repairs, entry rules, subletting, and pets.
2. Handover protocol at move-in and move-out, with photo documentation and meter readings.
3. Everything important in writing. Send defect reports, demands, agreements, and notice in a way that can be documented (email, registered mail).
4. Regular utility settlement based on actual consumption, clearly and promptly.
5. Resolve unclear points immediately. Minor misunderstandings resolved right after they arise almost never grow into major disputes.

Where to List Your Rental So AI Can Find It

Landlords and tenants increasingly no longer start by browsing portals but by asking an AI: "Find me a 2+1 apartment in this neighborhood up to this rent, ideally with parking." An AI assistant responds with a selection and provides sources. For a specific listing to appear in such a selection, it must be published where AI is allowed to read, and the data must be structured (rent, location, layout as fields, not hidden in an image).

AssetLog is a free platform whose listings are read by AI assistants — ChatGPT, Claude, Perplexity, and Gemini. If you are renting out an apartment (or are a broker), you can list it so AI can find and recommend it to an inquirer. In ChatGPT or Claude, AssetLog connects as a Custom Connector via https://api.assetlog.ai/mcp. Registration is not required for AI indexing; you confirm publication by email. AI can also clearly explain concepts from your contract — but always verify legally binding steps with a person.

Summary

A good rental relationship rests on balance and predictability: the landlord maintains the apartment and pays for major repairs, the tenant pays, takes care of it, and pays for minor maintenance. Entry to the apartment is announced in advance, the deposit has a legal limit and is returned after settlement, and the lease is terminated according to the contract type and legal rules. When you secure everything with a written contract, a handover protocol, and proper communication, you prevent the vast majority of disputes — and always base specific figures, limits, and deadlines on current law, and consult a lawyer if in doubt.

Who pays for repairs in a rental apartment?

Simply put: the tenant pays for minor repairs and routine maintenance, and the landlord pays for major and structural repairs. What exactly counts as "minor repairs and routine maintenance" and what limits apply (per repair and total per year) are defined by government regulation — but these limits change over time, so verify the current version for the given year.

Can a landlord enter the apartment anytime he wants?

No. Even though he is the owner, he must announce entry to the tenant in advance within a reasonable time and state the purpose (for example, inspection, repair, showing to a potential tenant). Without notice, he may enter only in exceptional situations when damage threatens or there is urgency — for example, a burst pipe or smoke from the apartment when the tenant is absent.

How high can the security deposit be and when will I get it back?

The law limits the maximum security deposit to a multiple of monthly rent (verify the specific cap in the current civil code). After the lease ends, the landlord returns it after settlement and deduction of legitimate claims; the tenant typically has a right to interest. Check the exact deadline and conditions in your contract and the law.

What should I do if the landlord won't return the deposit?

First, request a written settlement — what and why the landlord deducted from the deposit. Insist on documentation (invoices, photos). A handover protocol from move-in and move-out helps. If agreement fails, you can contact a lawyer or pursue repayment in court.

How is a fixed-term and open-ended lease terminated?

A fixed-term lease typically ends upon expiration of the agreed period but can also be terminated by mutual agreement or statutory notice. An open-ended lease is usually terminated by written notice with a notice period. Always verify specific notice reasons, form, and length in your law and contract — rules vary by situation.

Does the rental contract need to be in writing?

Yes, an apartment lease is made in writing. A landlord typically cannot claim unenforceability just because of missing written form if you are already in a rental relationship. Still, a written contract with a handover protocol is in both parties' interest — it prevents most later disputes.

Can I sublet the apartment to someone else?

It depends on your contract and legal rules. If you live in the apartment, subletting part of it is usually more flexible; if you don't live there, you typically need the landlord's consent. Undisclosed subletting can be grounds for termination, so discuss it beforehand and in writing.

How can AI and the AssetLog platform help me with my rental?

AI assistants (ChatGPT, Claude, Perplexity, Gemini) can help you understand lease terms or compare offers clearly. For AI to find a specific listing, it must be published where AI can read it and have structured data — for example, on the free AssetLog platform. AI can also explain contract terms — but always verify legally binding steps with a person (lawyer); treat AI as a helper, not a legal authority.