Our property management company will earn you on average 13 205 CZK more per year than if you rent your apartment yourself
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Compare the remaining three-year statutory limit with the comparable local rent you enter. This estimate is for residential leases in the Czech Republic where the parties have not agreed otherwise on rent increases.
The calculation compares the remaining part of the three-year 20% limit with the difference between current rent and the comparable local rent you enter. The remaining statutory allowance is based on rent at the beginning of the three-year period and the increases already made, as entered. The calculator shows the lower of those two amounts as the estimated maximum proposal.
It does not check your entries or the evidence for comparable rent. This is an arithmetic estimate based on section 2249 of the Czech Civil Code, not legal advice on a specific tenancy or proposal.
Section 2249 of the Czech Civil Code governs a landlord’s proposal to increase rent for an apartment or house. It applies when the parties have not agreed on rent increases or expressly excluded them. This calculator reflects Czech law; it is not a tool for German tenancy law, commercial premises or short-term accommodation.
Start by checking the lease and any amendments. An inflation indexation clause or another agreed mechanism may set its own method and timing. Selecting the relevant option stops the calculation because the figures alone could otherwise lead to the wrong conclusion. If the contract is unclear, have it reviewed by a qualified professional.
Under the current wording of section 2249, a proposal cannot be made before twelve months have passed during which rent has not been increased. Enter the number of months since the last rent increase—not the date of the last letter or amendment if the rent changed on another date.
The calculator uses the number only as a basic interval check. It does not verify when the proposal reached the tenant, a contractually agreed date or whether another rent change affects the period. If the change history or contract is unclear, do not treat the result as confirmation that a proposal can be served now.
The law limits the proposed increase together with increases made during the preceding three years. It is therefore not enough to enter current rent and simply calculate another twenty per cent. The calculator also asks for the rent at the beginning of the period and the total amount of increases already made. These inputs should reflect the actual history of agreed rent and changes.
Enter the monthly CZK amounts by which rent was increased in the relevant period, not percentages or changes to service advances. If rent was also reduced, the contract regime changed, or several unusual adjustments were made, a simple sum may not describe the legal position accurately enough. In that case, review the full history rather than relying on this estimate.
The second limit is comparable rent customary in the locality. The calculator does not look up this amount and has no rent database. Enter it only if you have evidence that matches the apartment’s condition, furnishings, size and location. One advertised asking price may not, by itself, reliably establish customary rent.
Section 2249(2) refers the details and procedure for establishing comparable customary rent to implementing legislation. Entering an amount here does not prove that the requirement has been met. Under the current statutory wording, the proposal must also document compliance with the relevant conditions. For a disputed or material increase, have the comparison and evidence reviewed independently.
Current section 2249(1) requires a written proposal. It must state the new rent and document compliance with the conditions in that provision; otherwise it is not taken into account. This page calculates an amount only. It does not draft a proposal, verify service or supply the required attachments and evidence.
If the tenant agrees, the increased rent is payable from the third calendar month after the proposal is delivered. If the tenant does not give written consent within two months, the landlord may apply to the court within the following three months for a rent determination. These are procedural deadlines that depend on exact dates and delivery; this calculator does not track them.
The calculator returns the lower of the remaining entered 20% allowance and the gap to the comparable rent entered. If either amount is zero, the model shows no increase. If the comparable rent you enter is not above current rent, a zero result does not say that current rent must be reduced; it only shows no room under the entered upper limit.
The result assumes accurate figures, a complete history of increases and that the statutory procedure applies. It does not assess the contract, supporting evidence, service of a proposal or whether a court could determine a different rent. Before sending a proposal, check the contract, every increase in the previous three years and the evidence for customary rent. Seek legal advice if anything is uncertain.
Based on section 2249 of Act No. 89/2012, current text effective from 1 January 2026. This is not legal advice.
We will create a tailor-made offer for you.
Bohemian Estates take care of the long-term lease and management of several of my properties. They ensure there are always tenants and I don't need to monitor the payment of rent.
Lawyer and driving school owner
Your journey to guaranteed and worry-free rental payments
You don’t have to go anywhere yet; everything is done electronically.
We inspect and take over the property from you. By signing a contract, we become your tenant. Subsequently, we transfer energy and services to ourselves. From that moment on, all the worries and paperwork are left to us, you just get your regular rental payments.
We create a professional presentation of the property, we provide advertising, and conduct viewings with potential tenants.
A reliable and solvent tenant without the exception - we check all potential tenants in the criminal record and in four registers of debtors.
We take out compulsory household and liability insurance with tenants so that your property is 100% protected against all potential risks.
Our system automatically monitors overdue payments, the current market rental prices, and the validity of contracts. This way you can be sure that you always get the most for your apartment – and without it being vacant.
Throughout our cooperation, we make sure that we return the apartment to you in the condition in which we took it. You can check the condition of the apartment, the yield and everything else at any time in the Client Zone on the website. In addition, we send you a detailed report on the condition of the property twice a year, including photos.
Guide for apartment owners
Guaranteed rent is a way of letting an apartment in which a management company rents the apartment from the owner and sublets it to vetted tenants. The owner is paid an agreed amount by the company, not by the person living in the apartment. The risk of a tenant not paying, and depending on the plan also the risk of the apartment standing empty, is carried by the company.
The arrangement rests on two contracts. The first is a lease between you and Bohemian Estates: you are the landlord and we are the tenant. The second is a sublease between us and the person who will live in the apartment. You therefore have a single contractual partner who pays you on the same day every month.
The Czech Civil Code (Act No. 89/2012 Coll.) provides for this set-up. A tenant who does not live in the apartment may sublet it only with the landlord's written consent (section 2275); that consent is part of the contract you sign with us. A sublease also ends no later than the lease itself (section 2278), so when our cooperation ends, you get the apartment back without a separate legal relationship with the occupant.
If you already have a tenant, they do not need to move out. With their agreement, the lease is transferred to us and they continue living there as our subtenant.
Guaranteed rent comes in three plans. They differ in the fee and in what you receive while the apartment is empty. The fee is a percentage of the market rent.
| Item | Yield | Security | Comfort |
|---|---|---|---|
| Fee, as a share of market rent | 11 % | 14 % | 17 % |
| Paid to the owner, as a share of market rent | 89 % | 86 % | 83 % |
| Rent when the tenant does not pay | 100 % | 100 % | 100 % |
| Rent when the apartment is empty | a nominal CZK 1 | 60 % | 100 % |
| Management and condition guarantee | yes | yes | yes |
Yield suits apartments in locations that let quickly, where you want the highest income and accept the vacancy risk. Security covers non-paying tenants and most of the vacancy risk. Comfort comes closest to a fixed income: we pay the full amount whether or not the apartment is occupied.
This summary follows the published price list. The binding terms are always those in your contract.
Take an apartment with a market rent of CZK 20,000 a month. The example is illustrative; for your apartment the result depends on the market rent we agree on.
| Plan | Paid to you monthly | Per year, apartment occupied |
|---|---|---|
| Yield (89 %) | CZK 17,800 | CZK 213,600 |
| Security (86 %) | CZK 17,200 | CZK 206,400 |
| Comfort (83 %) | CZK 16,600 | CZK 199,200 |
For comparison: if you let the apartment yourself for CZK 20,000 and it stands empty for one month a year, you collect CZK 220,000, but only if the tenant always pays. With two empty months it is CZK 200,000. On the Comfort plan you receive CZK 199,200 regardless of vacancy or non-payment. The difference is the price of handing the risk and the work to someone else.
| Guaranteed rent | Management only | Letting agent | Yourself | |
|---|---|---|---|---|
| Your contract is with | the management company | the tenant; the manager acts for you | the tenant | the tenant |
| Who carries the non-payment risk | the company | you | you | you |
| Income while empty | depends on the plan | none | none | none |
| Finding and vetting tenants | the company | the manager | the agent, once | you |
| Maintenance and billing | the company | the manager | you | you |
| What you pay | a share of market rent | as agreed with the manager | a one-off commission | your own time and costs |
A letting agent finds a tenant and their work usually ends there. Management alone saves you time, but the lease and the financial risk stay with you. Guaranteed rent moves both the work and the risk to the company, which is why its fee is higher than management alone. How to check a management company is covered in our guide How to choose a property manager in the Czech Republic.
Guaranteed rent is sometimes also called a guaranteed rent scheme. The company becomes your tenant and pays you the agreed amount even when the subtenant does not pay.
A rent guarantee or rent default insurance works differently. You stay the landlord and sign the lease directly with the tenant. A provider or insurer screens the tenant and, if the tenant stops paying, pays under the terms of its product.
| Guaranteed rent | Rent guarantee, rent default insurance | |
|---|---|---|
| Who is the tenant's landlord | the company | you |
| Who pays you | the company | the tenant; the provider if the tenant defaults |
| Empty apartment | depends on the plan | usually not covered |
| Management and contact with the tenant | the company | you, unless you arrange management separately |
With any rent guarantee, check for how many months and up to what amount it pays, when cover starts and whether it also covers damage to the apartment.
Many of our English-speaking clients live outside the Czech Republic or have moved to another city. For them the practical problems are distance and language: handing over keys, dealing with a burst pipe at night, reading Czech service-charge statements or chasing a tenant who has stopped paying. Under guaranteed rent these tasks sit with us, and you deal with one company that answers in English.
Guaranteed rent is a long-term letting service; subtenants sign for at least one year. It is less suitable if you plan to sell the apartment or move into it soon, or if you want short stays through Airbnb or Booking.com. For that we run a separate short-term rental management service. If the apartment belongs to a housing cooperative, check its bylaws first, as they may restrict subletting.
These are worth asking any provider, not only us. We note how we handle each point.
Other owners' experience is a useful guide, but a star rating alone is not enough. On Google, Bohemian Estates is rated 4.5 out of 5 for the Prague office (323 ratings) and 4.8 out of 5 for the Brno office (72 ratings), as of . You can read all reviews, positive and critical, on Google: Prague office and Brno office.
When reading reviews of any provider:
Because the guarantee depends on the company's finances, also check it in public Czech registers:
Rent from an apartment in the Czech Republic is taxed in the Czech Republic, including when the owner lives abroad. It is reported in a Czech income tax return as rental income under section 9 of the Income Tax Act. For the 2025 tax year you can deduct a flat 30 % of the income, up to CZK 600,000, or your actual expenses such as depreciation, mortgage interest or repairs. How the income is treated in your country of residence depends on its tax treaty with the Czech Republic; German owners will find details in the German version of this guide.
As the owner you continue to pay the property tax and contributions to the owners' association repair fund. We re-bill the building service charges for you and can also make the advance payments on your behalf.
This guide is not tax or legal advice. For your specific situation, consult a tax adviser. To find out how much we would guarantee for your apartment, send us an enquiry or contact us.
A good word pays off:
Save the time, money, and worries of your friends or acquaintances with renting and selling an apartment, and get rewarded.
Letting on your own, hiring an agent and using a property manager are different services. Compare responsibilities, fees and vacancy risk before deciding. If you select tenants yourself, follow our guide to tenant screening and Czech public registers.
