The rental agreement in Estonia — what it must contain

In writing, always

Estonian law recognises verbal leases too, but proving a verbal agreement's content in a dispute is nearly impossible. A written contract protects both sides — and residential-lease law can't be contracted away to the tenant's detriment, so a thorough contract is no trap for the tenant.

What the contract must cover

• Parties and the object: names, ID codes, the exact address and a condition description.
• Rent and utilities as separate lines: what is rent, what are utilities, who pays the renovation fund.
• Deposit amount and the return procedure.
• Term: fixed or open-ended, and what happens when it expires.
• Termination procedure and notice periods.
• Who may live in the apartment (and whether pets are allowed).

Deposit rules

The deposit may be up to three months' rent (Law of Obligations Act § 308); one month is the common practice. It covers rent arrears and damage — not normal wear and tear — and is returned after the lease ends, the apartment is handed back and the bills are settled.

Fixed-term or open-ended?

A fixed-term contract gives certainty: neither side can simply end it early (extraordinary grounds aside). An open-ended lease is more flexible — for residential space either party may terminate with at least three months’ notice.

If a fixed-term lease expires and the tenant stays with no objection from either side, the lease generally continues as open-ended — unless agreed otherwise.

The handover act — the most underrated document

At move-in and move-out, record meter readings, the number of keys, the condition and photos. Missing handover acts are what turn deposit disagreements into word-against-word disputes.

If the rent level is still open, check real rent prices in your area first — a correctly priced apartment finds a tenant faster. The practical steps are in the letting guide.

Frequently asked questions

Is a verbal lease valid?

Yes, but proving its content in a dispute is nearly impossible. Always put the lease in writing — it protects both sides.

How large a deposit may be asked?

Up to three months' rent (Law of Obligations Act § 308). One month is the common practice.

What is the termination notice period?

An open-ended residential lease may be terminated by either party with at least three months’ notice. Extraordinary termination (e.g. rent arrears) follows its own rules.

Can the rent be raised during the lease?

In an open-ended lease the landlord may raise the rent following the statutory procedure with justification; in a fixed-term lease an increase (e.g. indexation) can be agreed in advance.