Lease agreement: what to look for

Document Verification of the Owner

Before signing, make sure the landlord actually has the right to rent out the property. The main document - certificate of ownership (Уверење о својини). It can be requested from the owner or checked online via the portal Registru nekretnina Republike Srbije (cost - €2-€5, processing - up to 24 h). If the apartment belongs to several people, each of them must sign the contract.

Verify the landlord's identity using a passport or ID card. If a legal entity (real-estate agency) is renting, request an extract from the Register of Legal Entities (Регистар привредних субјеката) and make sure the company has a rental licence - this can be done on the website Агенције за привредне регистре.

When a broker conducts the transaction, a power of attorney for renting will be required. Without it, the realtor has no right to sign the contract on behalf of the owner. In 2026, forged powers of attorney became a common scam, so it is better to contact the owner directly and confirm their authority.

Lease Term: Fixed-Term or Indefinite?

In Serbia two types of contracts are encountered:

1. Fixed term (Уговор о закупу са одређеним роком трајања) - from 1 to 5 years. If the landlord wishes to terminate the contract early, they must pay compensation equal to 3-6 months' rent. The tenant may terminate the contract by giving 3 months' notice.

1. Indefinite (Уговор о закупу без одређеног рока) - considered concluded for an indefinite period. The landlord can terminate it with 3 months' notice, but the tenant has the right to stay in the apartment for up to 5 years from signing, provided they do not breach the terms.

In 2026 most landlords prefer fixed-term contracts - they are easier to manage. Indefinite options still appear in older buildings where owners do not want to bind themselves with obligations. When an indefinite contract is offered, clarify how its termination will be handled.

Deposit

The standard deposit amount - 1-2 months' rent. With a rent of €600 this is €600-€1200. In expensive Belgrade neighborhoods (Dorćol, Dedinje) a deposit of 3 months is sometimes demanded - formally illegal, but it is practiced.

The contract must explicitly state:

• Refund conditions - usually within 14 days after moving out, if the apartment is undamaged.
• Inventory of furniture and appliances - prepare a hand-over protocol (Пријем-пренос) indicating the condition of each item.
• Deduction procedure - the landlord may retain amounts for repairs, but must provide receipts and estimates.

If the deposit is withheld without explanation, you can contact the Center for Consumer Protection (ЦЗП) or go to court. In 2025 the average processing time for such cases was 6-9 months, so it is better to resolve the conflict amicably.

Utilities

Usually the tenant pays:

• Electricity - €50-€150 per month
• Water - €10-€30
• Gas - €20-€50
• Internet and TV - €10-€25
• Heating - €30-€100 in the winter period

Sometimes the landlord includes part of the utilities in the rent. In that case clarify:

• Which services are included (e.g., water and heating only).
• How the fixed fee is calculated and whether it exceeds average expenses in your area.
• Who is responsible for payment in case of debt - in 2026 landlords often shifted debts onto tenants.

When utilities are included, request receipts for the last 6 months to verify payment, and discuss a recalculation method if actual costs exceed the fixed amount.

Furnished Apartment

If the apartment is rented with furniture, the contract should contain an attached hand-over protocol for furniture and appliances (Пријем-пренос). Example list:

• Bed - no damage
• Table and chairs - scratches on the table
• Refrigerator - working, no foreign noises
• Television - screen without broken pixels

If something is missing, note it in the protocol, e.g.: "Sofa not provided, as stated in the listing on N1 Nekretnine". Photograph everything at move-in and keep the images - they will be useful in case of a dispute.

Clarify who is responsible for repairs: usually the tenant pays only for intentional damage, while the landlord - for normal wear and tear.

Tenant Registration

Registration at the place of residence (Пријава боравишта) is not mandatory, but it has advantages:

1. Access to public health care.
2. Ability to open a bank account (some banks require address confirmation).
3. Tax benefits when applying for a residence permit or permanent residency.

For registration you will need:

• Completed Пријава боравишта form (download from the website of the Ministry of Internal Affairs).
• Original or copy of the lease contract.
• Passport or ID card.
• Fee - €5-€10 depending on the type of registration.

The procedure takes 1-3 days. If the landlord refuses to provide the contract for registration, this is a warning sign - the apartment may be rented illegally.

Termination of the Contract

When terminating early, pay attention to the clauses in the contract:

• Notice of 1-3 months - with compensation payment (usually 1-2 months' rent).
• No compensation - if the landlord breaches the contract (e.g., does not repair a leaking roof).
• Mutual agreement - if both parties agree to end the contract without penalties.

In 2026 it was common for tenants to try to leave without notice, while landlords demanded penalties not stipulated in the contract. Therefore, record all conditions in advance.