Finding a Tenant for a Real Estate Property or Apartment in the Czech Republic – Do’s and Don’ts

How to Find the Ideal Tenants for Your Property in the Czech Republic?

An ideal tenant is someone who pays rent properly and on time, treats the property with care, and does not enter into disputes with neighbors. You may think that a basic rental agreement is enough—if the tenant cannot meet its terms, you can terminate the contract and find another tenant. But this is a mistake. Under Czech law, it is simply not allowed. Many key provisions of the Czech Civil Code (Občanského zákoníku) favor tenants, so you should not underestimate the importance of selecting the right tenant. Here are some examples.

You can only terminate the contract with a tenant if they owe at least three months’ rent. Then the tenant has an additional 30 days to vacate, and only if they fail to do so can you go to court and request eviction. The court proceedings may take around six months, but with tenant’s appeals and objections, the process can drag on for years…

This means that any clause in the contract that contradicts the Civil Code is invalid because the code protects tenants. In effect, landlords are in a vulnerable position, and the best defense against problematic tenants is prevention—by finding suitable tenants in the first place.

Based on our extensive experience in property management in the Czech Republic, we have identified five traits of ideal tenants that are worth assessing during the initial interview. Some may argue this method excludes otherwise good tenants, but we believe honest people have nothing to hide. Considering that future tenant issues cost money, energy, and time, it’s better to be cautious than regret later.

Sign 1 – Reliability

Of all the traits of an ideal tenant, reliability is the most subjective. Each of us judges others differently and notices different qualities. Nevertheless, we will describe some universal traits to look for in a prospective tenant.

It all begins with the first contact—whether via email or phone. In an email, a sign of reliability is proper address: “Hello” or “Dear Sir/Madam.”

Look at the email: are commas used correctly, are there typos, is the message signed with full name and contact details? A serious candidate often uses an email that includes their name. If the email is a random mix of letters and numbers (e.g., rxw0362y@email.cz) or a strange nickname, this should raise suspicion.

The same applies to a phone call—a serious candidate will introduce themselves, explain why they’re calling, ask about the property, and want to schedule a viewing. If someone calls at inappropriate times (e.g., weekends or early morning) instead of sending a text or email, that raises a red flag.

Also, if the tenant struggles to provide references, asks for reduced utility payments or deposit guarantees—that may indicate a limited budget or financial instability, which could lead to missed rent payments.

Tenants in such a situation often leave without notice to avoid confrontation. In contrast, reliable tenants give at least two weeks’ notice before leaving.

Another sign of reliability is behavior during the property viewing. Reliable tenants arrive on time or early, and if they are late, they call ahead. Expecting arrival five minutes late or canceling last minute indicates similar patterns may occur when paying rent. In the Czech Republic, unlike in Israel, small delays are not accepted.

However, don’t be fooled by appearances. A reliable candidate should look presentable, but we’ve seen cases where well-dressed tenants caused problems—and vice versa. So don’t judge solely by appearance; focus on other factors too.

Good candidates usually answer questions briefly and accurately, whereas problematic ones tend to give long answers to impress.

Sign 2 – The Right Reason

If the reasons for moving indicate mature thinking and careful planning, it is likely a stable tenant who calculated their move, controls their expenses, and has sufficient income to pay rent.

Such tenants tend to stay longer for one reason—they seek stability and plan to avoid frequent moves. This also connects to the previous sign: a thoughtful candidate plans ahead and is not in a rush to move.

We prefer those looking for inclusive reasons, such as:

• Relocation (very common in Prague).
• Moving in with a partner—though for young couples or those together less than a year, caution is needed, as relationship breakups may leave only one person to pay rent.
• Family expansion requiring a larger apartment.
• Upgrading housing from lower-quality to better quality property.

Avoid tenants with negative reasons, such as:

• Divorce—unpredictable and financially unstable.
• Sudden job or rental termination elsewhere.
• Forced relocation due to landlord’s need to sell urgently, often linked to unpaid rent.

Sign 3 – Stable Employment

Another marker of a quality tenant is tenure and employment stability, indicating a reliable person and increasing the likelihood they will stay long-term without issues. On the other hand, there is risk with tenants who change jobs yearly, switch fields, or work in inconsistent sectors like startups or freelance work.

Although we don’t want to judge by profession, our experience shows that certain professions carry higher risk—such as waiting staff, drivers, unskilled workers, and new entrepreneurs.

That said, we believe there are honest people in every profession. Always use common sense when evaluating a candidate’s income and expenses.

For example, if you ask for CZK 14,000 rent plus CZK 2,000 utilities, an administrative employee earning a gross salary of CZK 30,000 (net CZK 22,000) may be unable to afford it. That leaves about CZK 6,000 for food, clothing, entertainment, phone bills—an unexpected cost like a broken fridge could push them into financial crisis.

This can happen to anyone, even normally reliable people, so budgeting is key.

Sign 4 – Rental History

If the candidate is currently renting, they are likely to repeat their leasing behavior. You should find out two important things:

1. The term of their current lease. A short lease (one year or less) may indicate issues. Prefer tenants with longer rental records.
2. References from previous landlords to confirm good tenant-landlord relations. Honest tenants are happy to share this, while problematic ones might hesitate or react defensively. A genuine candidate has nothing to hide.

Sign 5 – Clean Record

Once the candidate passes the initial checks and shows interest, check their credit and legal record using their full name and date of birth. Some candidates fail at this step once they realize their name shows up.

The most accurate and affordable system is Sokordia iSpis. For only CZK 32 via credit card, it provides:

Centrální evidence exekucí (Central Enforcement Register of the Czech Republic)

A list of individuals and legal entities maintained by the Czech Enforcement Office. Even a single record suggests you should not rent to them despite their explanation. It may be unpleasant, but experience shows you must not compromise.

ISIR

The bankruptcy registry where insolvency proceedings are recorded. If someone is undergoing bankruptcy proceedings, you’ll find them here. Again, avoid contracting with a person who appears on this list.

Presence in ČUZK (Czech Office for Surveying, Mapping, and Cadastre)

This registry shows if the candidate owns property. If they own property without liens or debts, you can sign a rental contract with greater confidence. If the tenant fails to meet obligations, you have better legal recourse for enforcement.

Digitální stopa (Digital Footprint)

Though not mandatory, this check can help verify the accuracy of information provided by the candidate. In today’s world, most people have some online presence—email, phone, social media. Social media profiles reveal lifestyle, interests, and connections. LinkedIn can be used to verify resumes, publications, and skills. Internet research gives a fuller picture and helps confirm details provided by the candidate.

Choosing Professional Property Management over DIY

If you’re living in Israel and own property in Prague, you are likely aware of the complexities of overseas management. While this article touched on important aspects of tenant selection, managing a property remotely involves even more—maintenance, tenant turnovers, contract enforcement, and more.

We currently manage over 100 properties in the Czech Republic (as of 2019). We’d love to offer our services to save you money and hassle. Contact us.