Buying Properties in Estonia: Landlord‑Tenant Law & Lease‑Compliance Guide
- John Philips
- Aug 8
- 2 min read
Updated: Nov 14
1 | Why Legal Compliance Matters
Avoid court costs—small‑claims rent disputes average €1 200 in legal fees.
Protect yield—improper deposits or notices can void eviction and prolong vacancy.
Insurance clauses—many policies require compliant smoke‑alarm, liability, and lease wording.
2 | Core Statutes & Terminology
Act / Term | What It Covers |
Law of Obligations Act, Ch. 15 | Residential lease rights & duties |
Käendus (Surety) | Parent/guardian guarantor clause |
Tagatisraha | Security deposit—max 3 × monthly rent |
Üür vs Kommunaalid | Base rent vs utilities/service charge |
All tenancy disputes are handled by County Court or the faster Residential Lease Committee (Üürikomisjon).
3 | Lease Types & Notice Periods
Lease | Length | Termination Notice (Tenant) | Termination Notice (Landlord) |
Fixed‑term | Specific dates | May exit early for “good cause” with 30 days | Only for tenant breach |
Indefinite | Open‑ended | 30 days | 3 months (no‑fault); 1 month (breach) |
Key point: Estonian law leans pro‑tenant—landlord no‑fault termination requires 3‑month notice and written reasoning.
4 | Security Deposit Handling
Cap: ≤ 3 months’ gross rent.
Account: Keep in separate IBAN; return balance within 14 days of move‑out.
Deductions: Damage, unpaid rent/utilities—provide itemised invoice.
Interest: Payable to tenant if deposit earns interest (rare).
5 | Rent Increase Rules
Scenario | Notice | Limit |
CPI‑linked clause | 30 days | CPI % (Statistics Estonia) |
Market‑rate clause | 30 days + evidence of comparable higher rents | Reasonable uplift |
No clause | No increase allowed for first 12 months |
Insert indexation formula in lease to avoid disputes.
6 | Maintenance & Entry Rights
Landlord repairs: Structural, plumbing, heating.
Tenant repairs: Minor wear—light bulbs, fuses (< €50 rule of thumb).
Entry notice: 24 hours written unless emergency. Emergency includes leaks, fire, break‑ins.
7 | Eviction Process Overview
Step | Timeline |
1. Written breach notice | Immediate |
2. Grace period to cure | 14 days (rent) / 10 days (other breach) |
3. Lease termination notice | 30 days |
4. Üürikomisjon claim (optional) | Decision in 30 days |
5. County Court eviction | 45 – 90 days; bailiff enforcement |
Average total: 3–5 months from first missed rent to physical eviction.
8 | Compliance Checklist Before Signing
☐ Bilingual lease (Estonian & English)
☐ CPI indexation clause
☐ Parent guarantor (students)
☐ Smoke & CO alarm certificates attached
☐ Photographic condition report + signatures
☐ Tenant GDPR consent for digital key logs
9 | Bryan Estates Lease‑Compliance Package
Lawyer‑drafted template aligned with Law of Obligations Act.
Digital signing via Smart‑ID or e‑Residency—no paper.
Automated CPI update emails each January.
Deposit escrow account & interest statement service.
Frequently Asked Questions
Can I ask for 6 months’ deposit?
No—legal cap is 3 months.
Are short‑stay (Airbnb) rules different?
Yes—governed by Accommodation Act; no security‑deposit cap but licence required in many cities.
Does tenant need renters’ insurance?
Not mandatory but strongly advised; include clause shifting minor damage liability.
Need a Compliant Lease & Tenant‑Screening Bundle?
Email info@bryanestates.ee or call +372 123 4567 for a landlord‑tenant legal kit delivered in 24 hours.
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