Residential lease agreement template for Slovenia

Landlord: Landlord (hereinafter: the landlord).

Give the full or company name, address and tax number (davčna številka), a mandatory item (SZ-1, art. 91). Every co-owner signs, or one with written authority.

Tenant: Tenant (hereinafter: the tenant). The following persons will use the home together with the tenant: Other people who will live in the home.

Give each tenant's full name, date of birth and current address. List every occupant: an unlisted person there over 60 days in 3 months needs consent.

The landlord lets to the tenant the home at Address, floor and flat number, with the building cadastre identifier Building cadastre identifier, with a floor area of Floor area m², consisting of: Rooms.

Copy the identifier (identifikacijska oznaka) from the building cadastre (kataster stavb).

Utility connections: Utility connections. Year of construction: Year of construction. Let together with the home: Other spaces let with the home. Furnishing: Furniture and equipment. Energy certificate: Energy certificate class and number.

Location, area, structure, utilities and year of construction are mandatory items (SZ-1, art. 91). For furniture, refer to the handover report list.

The home is let as a private market rental home at a freely agreed rent. The tenant will use it only as a home.

The type of lease is a mandatory item. Business activity in the home without a permit is a termination ground.

Optional

The lease is concluded for an indefinite term, starting on Start date.

Indefinite-term option. Keep this clause or the next one.

Optional

The lease is concluded for a fixed term from Start date to End date of a fixed term. If the tenant wishes to extend it, the tenant must obtain the landlord's agreement by signing an annex to this lease at least 30 days before the term ends. Otherwise the tenant must vacate the home of persons and belongings and return it to the landlord on the last day of the term.

Fixed-term option (SZ-1, art. 95). Keep this clause or the previous one. As a notarial deed, it allows eviction without a lawsuit (art. 111(3)).

The monthly rent is EUR Monthly rent. The tenant pays it for the current month by day Day of the month the rent is due of the month into the landlord's account Landlord's bank account (IBAN).

The rent, how it is paid and when are mandatory items. Payment by bank transfer gives both parties proof.

Optional

Once a year, on Date of the annual rent adjustment, the rent is adjusted by the consumer price index published by the Statistical Office of the Republic of Slovenia for the previous twelve months.

Keep it if the lease is for more than a year. Without it, the rent stays fixed.

In addition to the rent, the tenant pays directly to suppliers: Costs paid directly to suppliers. The following individual and common running costs are charged to the tenant through the landlord or the manager: Costs paid through landlord or manager.

The lease must list extra costs and how they are paid (SZ-1, art. 91). By default, the tenant owes the building's running costs, the owner the rest (art. 24).

Management costs, reserve fund contributions and the costs of major maintenance are borne by the landlord.

On signature of this lease, the tenant pays the landlord a deposit of EUR Deposit, which secures payment of the rent, the costs and any damage to the home and its equipment. The landlord confirms receipt of the deposit in writing.

The law sets no cap for a private market lease. The parties agree the amount.

The landlord returns the deposit to the tenant within Days after move-out to repay deposit days after the home is returned, less only the tenant's proven unpaid obligations and the cost of repairing damage beyond normal use. The tenant may not set the deposit off against rent.

If final utility bills are not yet issued, the parties can agree to hold back a matching part of the deposit until they are.

The landlord hands the home over to the tenant on Start date in a condition that allows normal use. At handover, the parties draw up and sign a handover report describing the state of the rooms and equipment, the meter readings and the number of keys handed over, which is annexed to this lease.

The manner of handover is a mandatory item (SZ-1, art. 91). Attach dated photos to the report.

The tenant uses the home and the common parts of the building with care, in line with this lease and the house rules. The tenant may not sublet the home or any part of it without the landlord's prior written consent.

If a person other than those named in this lease uses the home for more than 60 days within three months, the tenant must obtain the landlord's consent and propose an annex. Pets: Pets.

The landlord keeps the home and the common parts in a condition that allows normal use and is liable for material and legal defects of the home. The tenant carries out and pays for minor repairs caused by ordinary use of the home, and for the routine maintenance that the Rules on maintenance standards for residential buildings and flats assign to tenants of public rental housing, which apply to this lease by analogy, and pays for damage caused by improper or careless use.

Since 19 December 2025, the Rules on maintenance standards (Uradni list RS, št. 102/25, art. 6) list tenant works only for public rental housing.

The tenant informs the landlord without delay of defects for which the landlord is responsible. The tenant may carry out urgent repairs needed to protect life, health or property and claim the costs back.

The tenant may not alter the rooms, built-in equipment or installations without the landlord's prior written consent. On leaving, the tenant is entitled to repayment of the unamortised part of useful and necessary works carried out with the landlord's consent, unless the parties agree otherwise.

SZ-1, art. 96 to 98. The landlord cannot demand that the tenant leave before repaying these works (art. 112).

The tenant allows the landlord or the landlord's representative to enter the home to check that it is used properly at most twice a year, after at least Days of notice before a landlord visit days' notice. Entry for urgent repairs and improvements is allowed under article 99 of the Housing Act.

The lease must say how and how often the landlord checks the use of the home (SZ-1, art. 91 and 94).

The tenant may terminate this lease at any time without giving reasons, by written notice to the landlord with a notice period of 60 days.

The landlord may terminate this lease for the following fault grounds: if the tenant or persons living with the tenant cause major damage through their use of the home or the common parts; if the tenant carries on an activity in the home without a permit or in breach of it; if the tenant does not maintain the home to the extent required of tenants; if the tenant does not pay the rent or costs by the deadline in this lease; if the tenant or persons living with the tenant often grossly breach the house rules or seriously disturb other residents; if the tenant alters the home or built-in equipment without the landlord's consent; if a person not named in this lease uses the home for more than 60 days within three months without consent; if the tenant sublets without consent; if the tenant refuses entry in the cases set by law; if the tenant, without good reason, does not take over the home or start living in it within 30 days of signing; if the tenant gives false information to obtain a rent subsidy.

These are the grounds of SZ-1, art. 103 that apply to a market lease. The lease must list them (art. 91).

Optional

In addition to the grounds in the previous paragraph, the landlord may also terminate this lease for the following reasons: Extra termination grounds.

A market lease may add grounds (SZ-1, art. 105). For any other reason, the landlord must provide the tenant with another suitable home (art. 106).

Before terminating, the landlord warns the tenant in writing of the breach, how to remedy it and a deadline of at least 15 days to do so. The landlord's notice period is at least 60 days. If the tenant disputes the termination, the landlord enforces it by a court action. If the tenant does not pay the rent or costs, the landlord may, after a written warning, terminate by serving notice and demand that the home be vacated.

SZ-1, art. 103(3) and (4), 112 and 112.a. No warning is needed before suing for unauthorised subletting.

When the lease ends, the tenant returns the home to the landlord vacant of persons and belongings, in the condition in which the tenant received it, allowing for changes from normal use and changes made with the landlord's consent. The parties draw up an exit handover report, compare it with the entry report and record the meter readings and the keys returned.

SZ-1, art. 113. The tenant does not answer for normal wear (OZ, art. 604).

A change of owner of the home does not affect this lease. The new owner takes over the landlord's position. The landlord informs the tenant of an intended sale in good time.

SZ-1, art. 107.

Other agreed conditions

A clause may not contradict the mandatory rules of SZ-1. Write each condition in both languages if the parties do not share one.

Matters not covered by this lease are governed by the Housing Act and the Obligations Code. Amendments to this lease are valid only in writing. The Competent court has jurisdiction over disputes.

Usually the local court where the home lies.

The annexes to this lease are: a copy of the energy certificate, the entry handover report with the equipment list and photos, and the house rules. The lease is drawn up in two identical copies, one for each party.

Place and date: Place of signature, Date of signature. Landlord: ____________________ Tenant: ____________________