Renting an apartment in Košice is often the first big step after deciding to relocate. And while most apartments are perfectly fine, the real problems usually come from unclear contract terms—what’s included in the monthly price, how the deposit is handled, how you can end the lease, and what happens at handover.
Some practical insights in this article were shared with us specifically for this guide by JUDr. Róberta Mecková (TOBI Real, Košice), Impulz Real s.r.o. (Ing. Marek Talian), and Ing. Viktor Ginelli (GH Real). Their input is paraphrased to keep it clear and easy to apply.
In this article, you’ll learn:
- What the total monthly cost really includes (and what people often forget to ask about)
- What a security deposit is, what it’s for, and how to make its return clear
- How to end a lease safely: notice periods, early termination, penalties
- Why a handover protocol + photos are your best protection
- How utilities should be billed and settled
- What to clarify if an agency commission is involved
- One important non-EU note: address confirmations
DISCLAIMER
We can guide you using publicly available information, but we are not a law firm. This article is general information, not legal advice. For legal advice or representation, we can connect you with our partner lawyer.
Total monthly cost: what you will really pay
Before you sign, ask for a written breakdown of the full monthly cost, not just “rent.” In Košice it is common that the price is made of several parts, especially in apartment buildings. You should clearly see the base rent, building or maintenance fees, utilities such as electricity, water, heating and sometimes gas, internet if it is included or paid separately, and any extras like parking or storage. If the landlord says “utilities are approx.”, ask exactly how the final settlement works and when you will see the real numbers.
One of the most common misunderstandings we see in practice is the phrase “utilities included.” Many foreigners assume it means unlimited use of all utilities. JUDr. Róberta Mecková (TOBI Real, Košice) highlights that in reality, it usually means you are paying monthly advances up to a certain level, and if your consumption is higher, it is later settled—often through an annual settlement where the tenant pays the difference. Impulz Real s.r.o. (Ing. Marek Talian) adds that “utilities included” is very rarely a fixed flat rate in Slovakia. Most often it is an advance payment system, and if the tenant consumes more than the advances cover, the difference is settled later and must be paid by the tenant. Another common issue is a listing that says “with utilities,” but does not define which utilities are included, which often leads to misunderstandings later.
Deposit (security deposit): make it unambiguous
A deposit is normal, but what matters is how it is handled on paper. In practice, one of the most frequent problems is uncertainty around the deposit—whether it will be returned, when it will be returned, and what counts as a valid deduction. JUDr. Róberta Mecková (TOBI Real, Košice) lists deposit confusion among the top issues they deal with, together with misunderstandings about utilities and differences between the apartment’s condition during viewing vs. at handover.
Impulz Real s.r.o. adds an important detail from day-to-day disputes: a frequent conflict is the unclear line between “normal wear and tear” and “damage.” Some tenants expect the full deposit back even when the apartment is left in a condition that requires professional deep cleaning (for example professional carpet cleaning/tepovanie) or repainting. The safest way to avoid arguments later is to document the real condition clearly at the start.
That is why the contract should state the exact deposit amount, how it will be paid, and when it will be returned after you move out. Bank transfer is usually the easiest way to prove payment, so it’s worth asking for that. The contract should also say what the deposit can be used for, ideally in clear language, because vague phrases like “as needed” can cause conflict. The fairest approach is when the contract connects the deposit to a handover protocol, meaning the apartment condition is assessed based on a written record and photos. Be careful if there is no timeline for returning the deposit, or if you are pressured to pay immediately without proper paperwork.
If you want, message us “KOSICE” and we’ll send you our checklist and tell you what to double-check based on your nationality and move date
Termination and notice period: don’t guess
Ending a lease is one of the most common conflict points, so it’s better to clarify it before you move in. Ask one direct question and request that the answer is written into the contract: which legal regime the contract is based on, for example a standard Civil Code lease or a short-term lease law. Then read the termination part carefully and make sure it is consistent. You should understand whether the lease is for a fixed term or an indefinite term, what the notice period is for you and for the landlord, whether early termination is possible, and whether there are any penalties and exactly when they apply. If termination rules are unclear, contradictory, or open-ended, it is a red flag, because it usually becomes a problem exactly when you need to move out.
Impulz Real s.r.o. points out a practical scenario that happens often with foreigners: relocating again earlier than expected because of work. Tenants sometimes don’t realize how notice periods or penalties apply. Their recommendation is to agree early-exit conditions with the landlord upfront and make them clear in writing. One practical example is agreeing that one deposit may remain as compensation for the landlord’s effort to find a new tenant if the tenant leaves earlier than agreed. Whether you choose that arrangement or another, the important part is that it is clear before you sign—not negotiated later under pressure.
If you do not fully understand the contract, do not sign. Ask for time, ask for clarification, and consider using a translator or professional help to ensure you understand what you are agreeing to.
Handover protocol and photos: your best protection
Do not skip a written handover protocol, even if the apartment looks perfect. It protects both sides and prevents “it was already like that” arguments later. As JUDr. Róberta Mecková (TOBI Real, Košice) points out, the most protective rule for both sides is a detailed handover protocol with photo documentation, where the condition of the apartment and equipment is recorded, including meter readings and the number of keys handed over.
Impulz Real s.r.o. supports the same approach and recommends documenting not only the furniture and general condition, but also the meter readings (water, electricity, gas if applicable), the number of keys, and even small existing defects. If something is recorded in writing (for example “wall scratched at handover”), you avoid conflict later when moving out.
At move-in, you should document what furniture and appliances are included, what condition they are in, and whether there is any existing damage. If meter readings apply, record them on the day you receive the keys. It also helps to take clear photos and a short video walkthrough, and to note how many keys you received and what they are for. If the landlord refuses a written handover protocol, treat that as a serious warning sign.
Utilities: who pays, who receives the bills, and how it’s settled
Utilities often look simple until the first settlement comes. Your contract should clearly state which utilities and services you pay, who receives invoices, how payments are made, and how overpayments or underpayments are settled. In Košice, confusion often arises because “utilities” can include both energy costs and services related to the building, so it’s worth asking what exactly is included under that phrase and what is not.
Impulz Real s.r.o. highlights another common issue: underpayments discovered at annual settlement when the tenant’s consumption was significantly higher than expected. Their practical recommendation is to define utilities and settlement rules clearly in the contract, and to make the method understandable so the tenant knows what happens if consumption exceeds what is covered by advances.
If you are asked to pay utilities but nobody can explain how charges are calculated and later balanced, you are walking into uncertainty. A good contract makes the process predictable, so you always know what you are paying for and when you will see the final numbers.
Agency commission: clarify upfront if an agency is involved
If you rent through an agency, a commission is common, but it should never be a surprise. Ask for the commission amount in writing, confirm when it is due, and make sure it is clear what you get for it, such as viewings, contract preparation, and handover support. If someone requests a fee without a written agreement that explains what the fee is for, it is a red flag.
Ing. Viktor Ginelli (GH Real) adds that in Slovakia it is common that a real estate agency commission is paid by the apartment owner, but you may also encounter situations where the commission is paid by the tenant. If this information is not stated in the listing, it is important to ask before the viewing so you are not surprised later. If the commission is to be paid by the tenant, it is most often paid when signing the lease agreement or at handover, and rarely in advance. As a general safety rule, verify any fees upfront and avoid payments that are not documented.
Non-EU note: address confirmations, ask early
If you are a non-EU tenant, some administrative steps later may depend on accommodation or address confirmations. Not every landlord is willing to provide these documents, so it’s best to ask politely before you sign. A simple question is enough: if standard accommodation or address confirmations are needed later, would the landlord be comfortable providing them. This one point can save you time and stress after you move in.
RED FLAGS: when to slow down and not sign yet
Local agents in Košice mention a few red flags that should make you slow down immediately: pressure to sign quickly without time to read the contract properly, a request for payment without a proper contract, an unclear owner of the apartment, or a situation where ownership or the right to rent the apartment cannot be shown. If any of these happen, pause and ask for clarification. Do not transfer money until everything is clear in writing.
Impulz Real s.r.o. adds several very practical red flags: if the landlord refuses to show proof of ownership, if there is pressure for immediate signing and cash payment without a proper receipt, if the contract is only in Slovak and the landlord refuses to allow time for translation or consultation, or if there are defects in the apartment that the landlord promises to fix “later” but refuses to include them in the contract. They also warn especially against “hand-to-hand” payments without written confirmation.
If you want our Košice Rental Contract Checklist, message us “KOSICE” and we’ll reply with the checklist plus a short set of questions to guide your next step.
COPY-PASTE QUESTIONS TO ASK BEFORE YOU SIGN
What is the total monthly cost, and what exactly is included?
Which utilities/services are included, and how are they calculated and settled?
What is the deposit amount, what can be deducted, and when is it returned?
What is the notice period for me and for the landlord?
Will we do a handover protocol with inventory, photos, and meter readings?
If an agency is involved: what is the commission and what does it include?
Are pets/guests/smoking/subletting allowed, and is it written clearly?
TL;DR (THE 60-SECOND CHECKLIST)
Before you sign, confirm these 6 points in writing:
- Total monthly cost (rent + utilities + building fees + internet).
- Deposit rules (what can be deducted + when it’s returned).
- Notice period & termination rules (how to move out without surprises).
- Handover protocol + photos/video (inventory + condition).
- Who is authorized to rent the apartment (owner/authorized person).
- If non-EU: whether the landlord will cooperate with standard address confirmations if needed later.
DISCLAIMER
We can guide you using publicly available information, but we are not a law firm. This article is general information, not legal advice. For legal advice or representation, we can connect you with our partner lawyer.
Want our Košice Rental Contract Checklist (EU + non-EU)?
Fill out a form with a message: KOSICE and include:
Nationality
Planned moving date
Single / couple / family
We’ll send the checklist and tell you what applies to your case.
SOURCES / HELPFUL LINKS (public information)
IOM Migration Information Centre (MIC) – Renting and housing guidance for foreigners in Slovakia: https://www.mic.iom.sk/en/social-issues/housing/
Slovak legal texts (official, Slov-Lex):
Act No. 98/2014 Coll. on short-term lease of an apartment: https://www.slov-lex.sk/ezbierky/pravne-predpisy/SK/ZZ/2014/98/
Civil Code (Občiansky zákonník) – general lease provisions:
https://www.slov-lex.sk/ezbierky/pravne-predpisy/SK/ZZ/1964/40/
Property ownership verification (Cadastre / ESKN portal):
https://kataster.skgeodesy.sk/eskn-portal/