What if a tenant fails to pay, damages the flat or otherwise breaches the lease agreement? As a landlord, you can terminate the tenant's lease agreement in these cases. How do you ensure it is legally valid?
A lease agreement may be terminated by either the owner or the tenant, each for different reasons and under different conditions. Whether the lease was agreed for a fixed or indefinite term also plays an important role. These two factors result in four basic situations. If it all feels too much and you do not want to deal with lease terminations, you can use our guaranteed rent service.
When terminating a lease agreement, landlords are at a disadvantage compared with tenants and must have statutory grounds for termination. Put simply, if you let a flat, you cannot simply decide overnight to evict the tenant. Termination is possible only in the following cases.
TIP: Whether notice is given by the owner or the tenant, never forget the handover protocol.
A fixed-term lease ends when the agreed period expires. However, if the tenant remains in the flat for three months after it has expired and the landlord does not ask them in writing during this period to leave the flat, the lease is renewed for the same period, up to a maximum of two years (§ 2285 Civil Code). Therefore, send the notice in writing and in a verifiable manner, ideally before the lease ends.
If the lease agreement has been breached, the landlord is first required to ask the tenant to stop the objectionable conduct that would otherwise lead to termination. Only if the tenant does not change their behaviour may the lease be terminated.
Notice may be given on the grounds set out in the Civil Code or if the landlord needs the flat for themselves or their relatives.
Statutory grounds for lease termination
You can download our lease termination notice template (PDF + WORD) using the button below.
Tenants have several options when giving notice. This also depends on the type of lease agreement.
Notice may be given if the circumstances under which the lease agreement was concluded have changed.
Notice must be served in writing and may be given without stating a reason. The notice period is 3 months unless the agreement provides otherwise.
Are you unsure about the obligations of both parties and the requirements for terminating a lease agreement? Download our free lease termination notice template or contact us for assistance.
TERMINATION NOTICE
Dear Ms ................ (tenant)
In ….............. on ….............
Termination of flat lease under § 2288 (1) point a) and § 2288 (2) point b) of the Civil Code
Under the lease agreement concluded between the landlord and you on …................, you are the tenant of ,
on the …...... floor of building no. …......... at the address (hereinafter referred to as the “leased property”).
We hereby terminate your lease of the leased property in accordance with § 2288 (1) point a) and § 2288 (2) point b) of Act No. 89/2012 Coll., the Civil Code (hereinafter referred to as the “Civil Code”), as amended, for the following reasons:
…......................................................................
In view of the above, we require you to hand over the leased property on the date the lease ends (the lease ends on the final day of the notice period, which is ....…. and commences on the first day of the calendar month following delivery of this notice to you).
At the same time, pursuant to § 2286 (2) of the Civil Code, I inform you that you have the right to raise objections to the notice served and also the right, within two months of receiving this notice, to apply to the court to review whether the notice is justified.
Owner of the leased property (landlord):
....................................................
In practice, immediate termination means termination without a notice period. For a flat lease, the landlord may give it only where the tenant breaches their obligation in a particularly serious manner (§ 2291 of the Civil Code). The lease ends upon delivery of the notice, and the tenant must hand over the flat without undue delay, no later than one month after the lease ends.
The law gives the following examples:
A less serious breach, such as a shorter payment delay, may constitute a serious breach of obligation. In such cases, the law provides for termination with a three-month notice period (§ 2288 (1) point a). In any dispute, the court determines whether the breach was serious or particularly serious based on the specific circumstances.
If the parties disagree about outstanding rent and the tenant places the outstanding or disputed amount in notarial escrow and notifies the landlord, the lease cannot be terminated for non-payment of rent (§ 2253).
Request to remedy objectionable conduct and notice of possible termination
Landlord: [name, date of birth, address]
Tenant: [name, date of birth, flat address]
Under the lease agreement dated [date], you occupy flat no. [number] in the building at [address]. As of [date], you owe rent and utilities payments for [months] totalling CZK [amount].
I request that you pay the outstanding amount no later than [date] to bank account no. [account number]. Please note that if you do not settle the debt within this period, I will terminate the lease without a notice period under § 2291 of the Civil Code.
At [place] on [date], landlord’s signature
Termination of flat lease without a notice period under § 2291 of the Civil Code
Landlord: [name, date of birth, address]
Tenant: [name, date of birth, flat address]
I hereby terminate, without a notice period, the lease of flat no. [number] in the building at [address], which you occupy under the lease agreement dated [date].
Reason for termination: you are in particularly serious breach of your obligation because [specific description, for example: you have not paid rent and utility charges for the months of … totalling … CZK]. By notice dated [date], delivered on [date], I asked you to remedy the breach by [date]. You failed to do so within this period.
The lease ends on the date this notice is delivered. Hand over the flat to me without undue delay, no later than one month after the end of the lease, including all keys.
Information: you have the right to raise objections against this notice and, within two months of the date on which you received it, ask the court to review whether the notice is justified (§ 2286(2) and § 2290 of the Civil Code).
At [place] on [date], landlord’s signature
The templates show the mandatory elements of the text and do not replace an assessment of the specific case. If you expect a dispute, have the notice checked by a solicitor before sending it. You can obtain a Word and PDF template for a notice with a three-month notice period via the form on this page.
The notice period runs from the first day of the calendar month following delivery of the notice (§ 2286(1)). For a three-month notice period, it works as follows:
| Notice received | Notice period begins | Lease ends |
|---|---|---|
| 2. 11. 2026 | 1. 12. 2026 | 28. 2. 2027 |
| 30. 11. 2026 | 1. 12. 2026 | 28. 2. 2027 |
| 1. 12. 2026 | 1. 1. 2027 | 31. 3. 2027 |
The three-month notice period applies to a landlord's notice under § 2288 and to a tenant's notice for an open-ended lease (§ 2231). Any arrangements that would curtail the tenant's rights are disregarded (§ 2235).
If the tenant deliberately frustrates delivery, for example by avoiding receipt, the notice is deemed delivered (§ 570(1)). We do not recommend using a simple email for notice, as both the signature and delivery are difficult to prove.
A written declaration of intent may only be withdrawn if the withdrawal reaches the other party no later than at the same time as the declaration (§ 572). Once the notice has been delivered, you cannot cancel it unilaterally. However, the parties may agree for the lease to continue; conclude such an agreement in writing.
You can find templates for a rent arrears reminder and a pre-action notice to vacate the flat in the overview of templates for landlords.
The simplest option is usually a written agreement to end the lease. The parties specify the date the lease ends and the handover of the flat, and no notice period applies.
Must the landlord state the reason for termination? Yes. The landlord may terminate only for statutory reasons and must state them in the notice (§ 2288(3)). A tenant with an open-ended lease does not have to state a reason.
Can I give notice because I need the flat for myself or my child? Only for an open-ended lease (§ 2288(2)). If you do not use the flat for the stated purpose within one month of it being vacated, you must let it to the tenant again or compensate them for the loss (§ 2289).
How long does the tenant have to bring a claim? They may apply for a review of whether the notice is justified within two months of the date on which it was delivered to them (§ 2290).
Does a fixed-term lease end automatically? Yes, when the agreed term expires. However, if the tenant remains in the flat for at least three months and you do not give them written notice to leave during that time, the lease renews for the same period, up to a maximum of two years (§ 2285).
Legal status: Civil Code effective from 1. 1. 2026, verified in e-Sbírka on 27. 10. 2026.
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