Topic
Buying or selling a tenanted property
A change of owner does not end a tenancy. The buyer steps into the running lease exactly as it stands, with everything it contains.
What the buyer takes on
The lease with its term, its rent, and every side agreement that came with it. A decades-old rent far below today's level survives the sale, and even a verbal promise from the previous owner can still bind the new one.
The deposit is where it most often goes wrong
It sits with the outgoing landlord, but the incoming one owes it back at the end. Anyone who buys without making sure it is handed over, or deducted from the price, ends up paying it a second time, out of their own pocket.
What belongs in the purchase contract
A list of the deposits held per unit, where they currently sit, and how they will pass to the buyer. Leave any of that out and the handover is incomplete.
For the seller: what you have to disclose
Existing leases, arrears, ongoing disputes, and every side agreement. A dispute with a tenant that you kept quiet about becomes the buyer's problem, and then yours again, after the sale.
The legal position in Germany
Whether a sale breaks the lease
A sale does not break the lease: under section 566 of the Civil Code (BGB), the buyer steps into the seller's position as landlord and takes over the running tenancy exactly as it stands. The tenant's deposit transfers with it (section 566a).
How the new landlord can end it
The landlord may only terminate for a legitimate interest, most commonly to move in personally (section 573). Where a rented flat was converted into a condominium and then sold, a blocking period applies before that ground can be used at all, up to ten years depending on the state (section 577a).
How far the rent can be raised
Rent may be raised up to the local comparative rent, capped by a ceiling on how much it can rise (section 558): usually 20 percent within three years, or 15 percent in areas the state has designated as tight housing markets. A separate rent brake (Mietpreisbremse) can apply when a new tenancy begins in such an area.
The deposit
At most three months' cold rent (section 551 BGB); the buyer takes over the deposit and must repay it once the tenancy ends.
Basis: Set out in the German Civil Code (Bürgerliches Gesetzbuch, BGB): section 566 on the transfer of the lease, section 573 on termination, section 577a on the blocking period after a condominium conversion, section 558 on rent increases and section 551 on the deposit.. Last checked against the legal text: 2026-08-18.
The legal position in Austria
Whether a sale breaks the lease
The lease passes to the acquirer under § 1120 ABGB. Where the Mietrechtsgesetz (MRG) applies in full, succession is mandatory and the lease continues with all clauses unchanged (§ 2 MRG).
How the new landlord can end it
Outside the MRG, termination is permissible under statutory notice periods. A lease registered in the Grundbuch (land register) excludes the special termination right under § 1120 ABGB. Where the MRG applies in full, strong termination protection exists and the landlord requires good cause.
How far the rent can be raised
Within the full scope of the MRG, rent ceilings apply, namely the Richtwertmietzins (benchmark rent) or Kategoriemietzins (category rent). Outside that scope, the rent is freely negotiable and is usually adjusted by value protection clauses.
The deposit
Two to three gross rents are customary. The security deposit must be invested profitably and repaid at the end together with interest. The acquirer succeeds to the security deposit.
Basis: § 1120 ABGB and the Mietrechtsgesetz (MRG), § 2 regarding succession by the acquirer.. Last checked against the legal text: 2026-08-19.
The legal position in Switzerland
Whether a sale breaks the lease
If the property is sold, the lease passes to the acquirer together with title under Art. 261 OR.
How the new landlord can end it
The acquirer may terminate the lease for extraordinary cause at the next statutory termination date by claiming an urgent own need for himself or close relatives. This right arises only upon entry in the land register. The tenant may request an extension of the lease.
How far the rent can be raised
A rent increase is contestable, and it is based on the mortgage reference interest rate and the rent customary in the locality and neighbourhood.
The deposit
At most three months' rent, to be deposited in a blocked account in the tenant's name (Art. 257e OR).
Basis: Art. 261 OR for the transfer and the acquirer's Eigenbedarfskündigung (termination for own need). Art. 257e OR for the deposit.. Last checked against the legal text: 2026-08-19.
The legal position in 30 further countries
This theme also has a legal basis on record for these countries, each with its statute and verification date. Expand your country.
Belgium
Whether a sale breaks the lease
The new owner assumes all rights and obligations of the previous landlord and must respect the existing lease. A sale is not a valid ground for termination, and a clause providing for eviction upon sale is void.
How the new landlord can end it
The landlord may terminate with six months' notice if he intends to take actual and personal occupation of the dwelling. The rules differ between Flanders, Wallonia and Brussels.
How far the rent can be raised
The rent is adjusted annually according to the health index, and beyond that it is fixed for the contract term.
The deposit
The security deposit is capped at three months' rent and must be held in a blocked account in the tenant's name.
Basis: Vlaams Woninghuurdecreet and the corresponding decrees in Wallonia and Brussels. The Code civil is the underlying act.. Last checked against the legal text: 2026-08-19.
Bulgaria
Whether a sale breaks the lease
Upon sale, the lease remains valid against the purchaser under Art. 237 of the Zakon za zadalzheniyata i dogovorite if it was entered in the land register before the transfer of ownership. A contract that was not registered binds the purchaser only to a limited extent.
How the new landlord can end it
For open-ended contracts, either party may terminate with statutory notice; fixed-term contracts end upon expiry.
How far the rent can be raised
Rent adjustment is governed by the contract.
The deposit
A security deposit (depozit) is customary; the market standard is one to two months' rent.
Basis: Zakon za zadalzheniyata i dogovorite (ZZD), Art. 237 on the transfer to the purchaser.. Last checked against the legal text: 2026-08-19.
Denmark
Whether a sale breaks the lease
A sale does not constitute grounds for termination. The purchaser becomes the new landlord on the same terms and assumes all obligations toward the tenant.
How the new landlord can end it
The landlord may terminate only on narrowly defined statutory grounds. In single-family and two-family houses, termination for the landlord's own use is permitted subject to conditions.
How far the rent can be raised
The rent level and its adjustment are heavily regulated. In many cases, either the cost rent principle or the comparable rent principle applies.
The deposit
The security deposit is capped at three months' rent, plus up to three months' advance rent.
Basis: Lejeloven (Danish Residential Tenancy Act). Last checked against the legal text: 2026-08-19.
Estonia
Whether a sale breaks the lease
Sale does not break lease: on a transfer of title, the acquirer steps into the existing residential lease. Lease law is governed by the Võlaõigusseadus.
How the new landlord can end it
Estonian law is tenant friendly. A landlord may terminate an indefinite lease only for cause, in writing and with a notice period of three months.
How far the rent can be raised
A rent increase is only possible if the lease provides for it or both parties agree.
The deposit
The deposit is limited to a maximum of three monthly rents and may be paid in instalments.
Basis: Võlaõigusseadus, residential lease rules.. Last checked against the legal text: 2026-08-19.
Finland
Whether a sale breaks the lease
On a change of ownership, the purchaser steps into the position of the landlord (vuokranantajan vaihtuminen, change of landlord).
How the new landlord can end it
If the landlord terminates the lease, the notice period is six months where the tenancy has lasted at least one year immediately prior, otherwise three months; a fixed-term contract remains binding until expiry.
How far the rent can be raised
The rent and its adjustment are agreed in the contract, usually by means of an index clause.
The deposit
The security deposit (vuokravakuus, rental security) is capped at three months' rent.
Basis: Laki asuinhuoneiston vuokrauksesta (481/1995). Last checked against the legal text: 2026-08-19.
France
Whether a sale breaks the lease
On the sale of a rented apartment, the purchaser steps into the existing lease (Code civil, Art. 1743, and the law of 6 July 1989).
How the new landlord can end it
The new owner may terminate the lease only at its expiry, by serving either a congé pour vente (notice for sale, which gives the tenant a right of first refusal) or a congé pour reprise (notice for repossession for own use). If the purchaser acquires an ongoing lease, waiting periods apply: the congé pour reprise may be served no earlier than two years after acquisition, and the congé pour vente may be served only at the first renewal, if the lease term ends less than three years after acquisition (Art. 15).
How far the rent can be raised
In zones tendues (tight rental markets), the encadrement des loyers (rent control) applies; otherwise the rent is adjusted annually in line with the IRL reference index.
The deposit
For an unfurnished apartment, the dépôt de garantie (security deposit) is capped at one month's rent excluding charges; the purchaser assumes the obligation to return it.
Basis: Loi n° 89-462 du 6 juillet 1989, Art. 15 governs the congé pour vente and congé pour reprise; Code civil, Art. 1743 governs the purchaser's entry into the lease.. Last checked against the legal text: 2026-08-19.
Greece
Whether a sale breaks the lease
A sale does not break the lease, provided the lease carries a certified date: under article 614 of the Civil Code (Astikos Kodikas), the new owner steps into the rights and obligations of the tenancy. For leases longer than nine years, protection against third parties only applies with a notarial deed and registration (article 618).
How the new landlord can end it
A residential lease runs for at least three years, even if a shorter or indefinite term was agreed. Before that term is up, the landlord may only terminate for good cause, such as substantial rent arrears or misuse of the property. If the tenancy then continues on an indefinite basis, either side can end it in writing without stating a reason, taking effect three months after notice is served.
How far the rent can be raised
Any increase is primarily a matter of what the contract says. Where the parties agreed a term shorter than three years, the shortfall period up to the full three years carries a statutory adjustment as well, equal to 75 percent of the rate of inflation.
The deposit
The deposit (engyisi) is usually one to two months' rent.
Basis: Set out in the Civil Code (Astikos Kodikas): article 614 on the buyer stepping into the lease, and article 618 for leases longer than nine years. The three-year minimum term and the 75 percent adjustment are special rules of residential tenancy law.. Last checked against the legal text: 2026-08-18.
Ireland
Whether a sale breaks the lease
A sale does not break a tenancy: the buyer steps into the running lease and is bound by its terms, including the rent and the deposit. Since 1 March 2026 that carries more weight than before, because a new tenancy now runs for a rolling minimum of six years (a tenancy of minimum duration), and an existing tenancy cannot be reset to market rent except after a substantial renovation. A flat with an old, cheap lease is therefore worth less to a buyer than an empty one.
How the new landlord can end it
Since 1 March 2026, the available grounds for ending a tenancy depend on the SIZE of the landlord. A small landlord with one to three tenancies may also terminate if they need the home for their own family, and, during the six-year cycle, for undue financial hardship or in order to sell. A large landlord with four or more tenancies, or a company, may only end a tenancy for a breach by the tenant or because the dwelling is no longer fit for use. A tenant gains protection against termination once they have lived in the property continuously for six months without a valid notice being served.
How far the rent can be raised
At most once a year, capped at whichever is lower of 2 percent or the Consumer Price Index (CPI). For homes and student accommodation where construction began after 10 June 2025, the 2 percent cap does not apply and only the index limits the rise. Resetting the rent to market level after a no-fault termination is expressly banned, so that ending a tenancy cannot be used as a detour to a bigger increase.
The deposit
The deposit must be returned promptly (section 12(1)(d) of the Residential Tenancies Act 2004). Any deduction has to be justified by the landlord, whether for rent arrears or for damage beyond normal wear and tear. The buyer takes over this duty along with the tenancy, and should therefore have the deposit accounted for in the purchase price.
Basis: Set out in the Residential Tenancies Act 2004 (section 12 on landlord obligations and RTB registration), as amended by the Residential Tenancies (Miscellaneous Provisions) Act 2026, in force since 1 March 2026.. Last checked against the legal text: 2026-08-18.
Iceland
Whether a sale breaks the lease
Sale does not break the lease: The sale of the rental dwelling does not require the tenant's consent. The purchaser steps fully into the shoes of the seller and assumes, absent any other agreement, all rights and obligations vis-à-vis the tenant from the agreed handover date. The tenant's legal position remains unchanged (Art. 42 Húsaleigulög). Neither entry in a register, recording, nor any specific form is required for the agreement to be binding. An exception applies only to a sale from the bankruptcy estate or in enforcement proceedings, where the special rules of the Konkurs- und Zwangsversteigerungsgesetzes apply. The previous landlord must provide the tenant with verifiable notice within 30 days of signing the purchase contract of the change of ownership, the name of the new owner, and the future rent payment (Art. 43).
How the new landlord can end it
An open-ended residential lease may be terminated only for one of eleven exhaustively enumerated grounds (55. gr. a, numerus clausus (closed list) since L. 106/2024). These include, among others, the landlord moving into the same house, personal need, an intention to sell within six months, transfer to close relatives, substantial renovation, or a serious breach of contract by the tenant. The notice period ranges from 1 to 12 months depending on the object, see the Mietrechts-Korpus.
How far the rent can be raised
There is no statutory rent cap. A formalized adjustment procedure applies under 37. gr. a to c, requiring 3 months' advance notice and giving the tenant a right of objection before the Kærunefnd húsamála (Housing Disputes Committee), see the Mietrechts-Korpus.
The deposit
The cash deposit is limited to three months' rent at most (40. gr.). It must be held in a separate, interest-bearing and garnishment-protected account OF THE LANDLORD, not in the name of the tenant, unlike the rule in Liechtenstein. Repayment is due within 4 weeks after the apartment is returned; otherwise the amount falls due together with interest.
Basis: Húsaleigulög nr. 36/1994, Art. 42 and 43 (sale of the rental dwelling), 40. gr. (deposit), 55. gr. a (termination grounds). Art. 42 and 43 were read in the official English translation on government.is (as amended to 2016); later amendments to these articles were not reviewed.. Last checked against the legal text: 2026-08-19.
Italy
Whether a sale breaks the lease
A sale does not end the tenancy, provided the lease has been registered: under article 1599 of the Civil Code the buyer steps into the seller's rights and obligations, including the duty to return the deposit. For leases of more than nine years, the lease must already have been registered before the sale for it to bind the buyer at all.
How the new landlord can end it
Under a free-market lease (canone libero) the term runs four years plus a further four, under a rent-controlled lease (canone concordato) three years plus a further two (articles 2 and 5 of law 431/1998). At the first expiry the landlord may refuse to renew only for one of the grounds listed exhaustively in article 3: to use the property personally or for a close family member, to sell it while owning no other home, because the building needs demolition or a major rebuild, or because the tenant already has another suitable home in the same municipality, among others. The refusal must be given in writing at least six months in advance and must state the ground, or it is void. At the second expiry, by contrast, the landlord may decline to renew without giving any reason at all.
How far the rent can be raised
Under a free-market lease the landlord may only claim an annual adjustment if the contract expressly allows it, not before the first twelve months have passed, and only up to 75 percent of the change in the ISTAT consumer price index for workers and employees, known as the FOI index (article 32 of law 392/1978). Under a rent-controlled lease, the rent instead sits within a floor and ceiling set by local agreements between tenant and landlord associations (accordi territoriali).
The deposit
The cauzione is capped by law at three months' rent and must bear interest.
Basis: Set out in the Civil Code (Codice Civile), article 1599 on the buyer stepping into a registered lease; in law 431/1998 on residential tenancies (articles 2 and 5 on lease terms, article 3 on the grounds for non-renewal at the first expiry); and in article 32 of law 392/1978 on the ISTAT-linked rent adjustment for free-market leases.. Last checked against the legal text: 2026-08-18.
Croatia
Whether a sale breaks the lease
The purchaser enters into the ongoing lease; a change of ownership does not terminate the tenancy.
How the new landlord can end it
The landlord may terminate if the tenant uses the apartment in breach of contract or statute, in particular for non-payment; the notice period for eviction is three months.
How far the rent can be raised
The rent is freely negotiable and is usually adjusted by agreement.
The deposit
A deposit is customary, typically one to two months' rent.
Basis: Zakon o najmu stanova. Last checked against the legal text: 2026-08-19.
Latvia
Whether a sale breaks the lease
On a sale, the acquirer steps into the lease. Whether the lease can be fully enforced against the acquirer depends on its registration.
How the new landlord can end it
Under the new Dzīvojamo telpu īres likums of 2021, only fixed-term contracts exist. Termination by the landlord is permitted only on statutory grounds.
How far the rent can be raised
The rent is freely negotiable, but an increase is permitted only if the contract provides for it or both parties agree.
The deposit
A security deposit (drošības nauda) is common. The market standard is one to two months' rent.
Basis: Dzīvojamo telpu īres likums (Latvian residential lease law) and the Civillikums.. Last checked against the legal text: 2026-08-19.
Liechtenstein
Whether a sale breaks the lease
Sale does not break lease. If the landlord disposes of the property after conclusion of the lease agreement, the lease passes to the acquirer together with ownership (§ 1090 Art. 29 Abs. 1 ABGB). The acquirer is bound without any further prerequisite, and neither registration, Vormerkung (priority notice), nor a secure date is required. The voluntary Vormerkung in the land register under Art. 31 is an additional safeguard: every new owner must then allow the tenant use of the property in accordance with the contract, and in a forced auction the noted lease relationship is treated on a par with a servitude.
How the new landlord can end it
The new owner may terminate the lease of residential and commercial premises with the statutory notice period for the next statutory date if he asserts Eigenbedarf (own use) for himself, close relatives, or relatives by marriage (§ 1090 Art. 29 Abs. 2 lit. a ABGB). If he terminates earlier than the contract with the previous owner would have permitted, the previous owner is liable to the tenant for the damage arising therefrom (Art. 29 Abs. 3). Since 2017, tenancy law has been set out in the newly drafted 25th Main Part of the ABGB (§ 1090 Art. 1 to 109).
How far the rent can be raised
No statutory rent ceiling has been identified (see the Mietrechts-Korpus, entry LI); the rent is freely negotiable.
The deposit
Security in cash or securities must be deposited with a bank in a savings account or securities account in the name of the tenant (§ 1090 Art. 14). For residential leases, the landlord may demand at most three months' rent as security.
Basis: § 1090 ABGB as amended by the Act of 9 June 2016, LGBl. 2016 Nr. 267, Art. 29 on the change of owner, Art. 31 on the Vormerkung (priority notice in the land register) and Art. 14 on the deposit, read in the consolidated version on gesetze.li (LR 1003.001, version 85) on 19.08.2026. Last checked against the legal text: 2026-08-19.
Lithuania
Whether a sale breaks the lease
Upon transfer of ownership, the acquirer steps into the existing lease agreement. The lease is governed by the Civilinis kodeksas.
How the new landlord can end it
The lessor may terminate an open-ended residential lease agreement with six months' notice. A fixed-term agreement may be terminated only if the tenant is at fault.
How far the rent can be raised
Any rent increase is determined by the contract. Without such an agreement, it is possible only to a limited extent.
The deposit
A security deposit is customary. Market practice is one to two months' rent.
Basis: Civilinis kodeksas (Gesetz Nr. VIII-1864), Chapter XXVIII on lease.. Last checked against the legal text: 2026-08-19.
Luxembourg
Whether a sale breaks the lease
On the sale of a rented residential unit, the purchaser steps into the existing lease (Gesetz vom 21. September 2006 über den Wohnraummietvertrag).
How the new landlord can end it
Under an open-ended lease, the landlord may terminate with statutory notice, in particular for personal occupation (reprise pour occupation personnelle). The rules were reformed in 2024.
How far the rent can be raised
The rent is tied to the invested capital base and may be adjusted only at specified intervals.
The deposit
The security deposit (garantie locative) is capped at three months' rent.
Basis: Gesetz vom 21. September 2006 über den Wohnraummietvertrag (loi sur le bail à usage d'habitation), reformed in 2024.. Last checked against the legal text: 2026-08-19.
Malta
Whether a sale breaks the lease
The purchaser steps into the ongoing lease. Absent statutory grounds, the lease remains binding on both parties.
How the new landlord can end it
Under the Private Residential Leases Act, early termination is possible only for the reasons stated therein. For a long-term lease, the landlord must give at least three months' notice by registered letter.
How far the rent can be raised
The adjustment is governed by statute and tied to an index.
The deposit
A deposit is customary. For registered leases, it is recorded with the housing authority.
Basis: Private Residential Leases Act (Cap. 604), with the Civil Code (Cap. 16) as the underlying basis.. Last checked against the legal text: 2026-08-19.
Netherlands
Whether a sale breaks the lease
Koop breekt geen huur (purchase does not break lease): under Art. 7:226 BW the purchaser is bound by the existing tenancy. For built-up real estate this rule is mandatory and cannot be deviated from.
How the new landlord can end it
The landlord may terminate only on statutory grounds, such as dringend eigen gebruik (urgent personal use). A mere sale is not a ground for termination.
How far the rent can be raised
For residential space under the points system, the rent is capped (since 2024 Wet betaalbare huur); the annual increase is limited by law.
The deposit
Under the Wet goed verhuurderschap the security deposit is capped at two months' rent; the purchaser takes it over.
Basis: Burgerlijk Wetboek Boek 7, Art. 226 (koop breekt geen huur, sale does not break lease). Last checked against the legal text: 2026-08-19.
Norway
Whether a sale breaks the lease
On a change of ownership, the new owner becomes the landlord under the tenancy agreement; the tenant and landlord retain their rights and obligations under the existing agreement (§ 8-6).
How the new landlord can end it
The landlord must have saklig grunn (objective grounds) for termination; the tenant may challenge the termination.
How far the rent can be raised
The rent may be adjusted once a year in line with the consumer price index; an adjustment to market rent is possible only under certain conditions.
The deposit
The deposit amounts to at most six months' rent and is held in a blocked account.
Basis: Husleieloven (Lov om husleieavtaler), § 8-6 for the change of ownership.. Last checked against the legal text: 2026-08-19.
Poland
Whether a sale breaks the lease
A sale does not leave the tenant as protected as it does elsewhere: under article 678 of the Civil Code (Kodeks cywilny) the buyer steps into the seller's position as landlord, but may then end the tenancy using the ordinary statutory notice periods. That termination right falls away only where the lease was for a fixed term, in writing, carries a notarised or otherwise officially confirmed date (data pewna), and the tenant had already been given possession before the sale. Poland is the only country in this corpus where a buyer can end an inherited tenancy this way.
How the new landlord can end it
For residential tenancies the Tenant Protection Act (Ustawa o ochronie praw lokatorów) limits termination to the grounds listed exhaustively in article 11(2), each giving one month's notice to the end of a calendar month: using the flat against the lease or its purpose despite a written warning, rent arrears of at least three full payment periods despite a warning and a further grace period, subletting or handing the flat to someone else without the landlord's written consent, or a genuine need to demolish or substantially rebuild the property.
How far the rent can be raised
An increase that would push the rent, or any other charge for using the flat, above 3 percent of the property's replacement value per year, or that starts from a level already above that line, must be justified by the landlord and can be challenged in court (article 8a(4)). It requires at least three months' notice (article 8a(2)), and outside utility-type charges the landlord cannot raise the rent more often than once every six months (article 9(1b)).
The deposit
The kaucja is capped by law at twelve months' rent, though in practice landlords usually ask for one to three.
Basis: Set out in the Civil Code (Kodeks cywilny), article 678 on the transfer of the lease upon sale, and in the Tenant Protection Act (Ustawa o ochronie praw lokatorów): articles 8a and 9 on rent increases and article 11 on the grounds for termination.. Last checked against the legal text: 2026-08-18.
Portugal
Whether a sale breaks the lease
A sale does not terminate the lease. The purchaser assumes the position of the landlord (Código Civil and Novo Regime do Arrendamento Urbano, NRAU).
How the new landlord can end it
For fixed-term contracts, the landlord may file an oposição à renovação (objection to renewal). For open-ended contracts and where the landlord requires the property for personal use, long notice periods favorable to the tenant apply under Art. 1101 Código Civil.
How far the rent can be raised
The annual adjustment follows the coefficient set by the state.
The deposit
The caução (security deposit) is freely negotiable. The usual amount is two months' rent in addition to the first month's rent.
Basis: Código Civil and Novo Regime do Arrendamento Urbano (NRAU, Lei 6/2006). Termination by the landlord under Art. 1101 Código Civil.. Last checked against the legal text: 2026-08-19.
Romania
Whether a sale breaks the lease
Under article 1811 of the Civil Code, the buyer is bound by the lease if it was recorded in the land register for registered properties or carries a certain date; the buyer then steps into all rights and obligations (article 1813). Under article 1812, a sale only ends the tenancy if the parties agreed to that.
How the new landlord can end it
For a residential lease without a fixed term, the tenant may terminate with at least a quarter of the rent payment interval as notice, while the landlord needs at least 60 days if rent is paid monthly or less often, or at least 15 days otherwise (article 1824). For a fixed-term lease, the tenant may end it early with 60 days' notice; the landlord may only do so if the lease expressly reserves that right for the landlord's own housing needs or those of their family, subject to the same 60 or 15-day notice as above (article 1825).
How far the rent can be raised
The law sets no adjustment mechanism for residential rent, not even in the special rules on housing leases. Any increase depends entirely on what the parties agreed in the contract.
The deposit
A deposit (garanție) is customary, typically one to two months' rent.
Basis: Set out in the Civil Code (Codul civil, Law No. 287/2009): article 1811 on the buyer being bound by the lease, and articles 1824 and 1825 on notice periods for residential leases.. Last checked against the legal text: 2026-08-18.
Sweden
Whether a sale breaks the lease
Under the Land Code (Jordabalken, chapter 12, known as hyreslagen), a lease binds a new owner once there is a written tenancy agreement and the tenant had already moved in before the transfer. Security of tenure (besittningsskydd) is unaffected by a change of owner.
How the new landlord can end it
Residential tenants hold direct security of tenure under chapter 12, section 46: the landlord's notice does not end the tenancy unless one of the grounds set out there applies. In practice these fall into four groups: the tenancy is forfeited through serious neglect, rent arrears, or subletting without permission, the tenant has breached the agreement so seriously that renewal would be unreasonable, the building is to be demolished or substantially rebuilt and moving out is reasonable for the tenant, or the landlord needs the home for personal use. That last ground, familiar from Germany or Ireland, applies in Sweden only to a one or two-family house, not to an ordinary block of flats.
How far the rent can be raised
Rent follows the utility value (bruksvärde) of comparable homes rather than a fixed formula, and is typically negotiated collectively between the landlord and the tenants' union (Hyresgästföreningen). Disputes go to the regional Rent Tribunal (hyresnämnden).
The deposit
A deposit is unusual in Sweden. Where a landlord does ask for one, it tends to be small.
Basis: Set out in the Land Code (Jordabalken), chapter 12, also known as hyreslagen: on the lease surviving a change of owner and on security of tenure and the grounds for refusing renewal under section 46.. Last checked against the legal text: 2026-08-18.
Serbia
Whether a sale breaks the lease
When the leased property is sold, the buyer generally steps into the landlord's rights and obligations if the lease carries a certain date or was known to the buyer. Leases are governed by the Law on Obligations (Zakon o obligacionim odnosima).
How the new landlord can end it
For an indefinite-term lease, the general statutory notice period under the Law on Obligations (Zakon o obligacionim odnosima) is just eight days. For residential property, the more specific Law on Housing and Building Maintenance (Zakon o stanovanju i održavanju zgrada) raises that to 90 days instead. A fixed-term lease simply ends when its term is up.
How far the rent can be raised
There is no statutory rule on rent levels or their adjustment; it depends entirely on the contract.
The deposit
A deposit (depozit) is customary, typically one to two months' rent.
Basis: Set out in the Law on Obligations (Zakon o obligacionim odnosima), for the sale of leased property and the general notice period, and in the Law on Housing and Building Maintenance (Zakon o stanovanju i održavanju zgrada), for the specific notice period for residential leases.. Last checked against the legal text: 2026-08-18.
Slovakia
Whether a sale breaks the lease
Under § 680 Občiansky zákonník, the acquirer assumes the position of the landlord. In the case of immovable property, only the tenant may terminate the lease on this ground, even if the contract is for a fixed term. The acquirer himself is not granted a special right of termination.
How the new landlord can end it
In respect of residential premises, a landlord may terminate the tenancy only on the statutory grounds and observing the statutory notice period.
How far the rent can be raised
The rent is freely negotiable and is usually protected against inflation by contract. Special rules apply to regulated dwellings.
The deposit
A security deposit is customary. It is not subject to a statutory cap. The market standard is one to three months' rent.
Basis: Občiansky zákonník (Gesetz Nr. 40/1964 Zb.), § 680 governing the acquirer's assumption of the landlord's position.. Last checked against the legal text: 2026-08-19.
Slovenia
Whether a sale breaks the lease
A change of ownership does not affect existing lease agreements. Each new owner assumes the position of the landlord.
How the new landlord can end it
The landlord may terminate with a notice period of at least 90 days, either for reasons attributable to the tenant's fault or for other reasons specified in the contract.
How far the rent can be raised
For market housing, the rent may be freely agreed. Special rules apply to non-market housing.
The deposit
A deposit (varščina) is customary. The market standard is one to three months' rent.
Basis: The legal basis is the Stanovanjski zakon (SZ-1). Termination is governed by Chapter VI.7 and the grounds of tenant fault set out in 103. člen.. Last checked against the legal text: 2026-08-19.
Spain
Whether a sale breaks the lease
Under Article 14 of the Ley de Arrendamientos Urbanos (LAU), a buyer steps into an existing lease for the first five years of its term, or seven if the landlord is a legal entity. Where the agreed term runs longer than that, the buyer is bound for the FULL term only if the lease was entered in the Land Registry (Registro de la Propiedad). The mechanism behind this: Article 14 does not mention the registry by name, but relies on the good-faith protection a registered third party gets under Article 34 of the Mortgage Act (Ley Hipotecaria). A registered lease strips the buyer of that good-faith claim, which is why the full term then binds them; without registration, the buyer is bound only for the five or seven years.
How the new landlord can end it
The landlord is bound by the statutory minimum term. Termination for the landlord's own use is only possible under conditions, at the earliest after the first year, and only if the contract provides for it.
How far the rent can be raised
The annual adjustment follows the statutory index; in designated high-pressure housing areas, the rent is capped under the 2023 Housing Act.
The deposit
The statutory deposit (fianza) for residential lettings is one month's rent by law (Article 36(1) LAU), and the buyer takes over the obligation to return it. On top of that, an additional guarantee such as a bank guarantee (aval bancario) is common in practice; for the statutory five- or seven-year term, Article 36(5) caps it at a further two months' rent, so total security can run to as much as three months' rent.
Basis: Ley 29/1994 de Arrendamientos Urbanos (LAU), Article 14 for the buyer's succession to the lease, Article 36 for the deposit and additional guarantees; Article 34 of the Ley Hipotecaria for the good-faith registered-third-party rule that Article 14 relies on.. Last checked against the legal text: 2026-08-19.
Czechia
Whether a sale breaks the lease
A change of ownership does not terminate the lease. Rights and obligations pass to the new owner. Only the contract terms known to the new owner at the time of the transfer are binding on him. Neither party may terminate solely on account of the change of ownership.
How the new landlord can end it
The landlord may terminate a residential lease only for the statutory reasons, such as personal need or gross breach of duty by the tenant, subject to the statutory notice period.
How far the rent can be raised
Without agreement, the landlord may propose an increase to the customary local rent, limited by a statutory ceiling within a three-year period.
The deposit
The security deposit (jistota) is limited to a maximum of three months' rent.
Basis: Občanský zákoník (Act No. 89/2012 Sb.), § 2221 ff. on the transfer of the lease.. Last checked against the legal text: 2026-08-19.
Hungary
Whether a sale breaks the lease
If the landlord transfers title, the new owner steps into the rights and obligations under the lease; the former and the new landlord are jointly and severally liable to the tenant. The new owner may terminate a fixed-term lease only if the tenant misled them about its existence or material terms.
How the new landlord can end it
For residential premises, notice periods and formal requirements under the lakástörvény apply; termination by the landlord requires a permitted reason.
How far the rent can be raised
The rent is freely negotiable and is usually contractually indexed.
The deposit
A deposit is customary, often two to three months' rent.
Basis: 2013. évi V. törvény (Ptk.) and 1993. évi LXXVIII. törvény (lakástörvény). Last checked against the legal text: 2026-08-19.
United Kingdom
Whether a sale breaks the lease
On the sale of a tenanted residential property, the purchaser becomes the new landlord and is bound by the existing tenancy.
How the new landlord can end it
Since 1 May 2026, the Renters' Rights Act 2025 has abolished no-fault Section 21 terminations and the assured shorthold tenancy. Tenancies now run as open-ended periodic assured tenancies. A landlord may terminate only under Section 8 on a statutory ground. For a sale, the new Ground 1A applies. A purchaser who intends to occupy the property himself also requires a statutory ground.
How far the rent can be raised
The rent may be increased once a year under Section 13. The tenant may challenge the increase before the Tribunal.
The deposit
The deposit is capped at five weeks' rent and must be held in a government-authorised Deposit Protection Scheme.
Basis: Housing Act 1988, as reformed by the Renters' Rights Act 2025 (abolition of Section 21, new Section 8 grounds including Ground 1A on a sale). Last checked against the legal text: 2026-08-19.
Cyprus
Whether a sale breaks the lease
The purchaser steps into the ongoing lease. A statutory tenant under the Rent Control Law retains strong protection even against the new owner.
How the new landlord can end it
For controlled rents (properties from before 1999 in certain zones), the landlord may recover possession only through the Rent Control Tribunal and on statutory grounds, such as non-payment or genuine own use. Free rents are governed by the contract.
How far the rent can be raised
For controlled rents, the increase is capped by law and set by decree. Free rents follow the contract.
The deposit
A deposit is standard, typically one to two months' rent.
Basis: Controlled rents are governed by the Rent Control Law, Cap. 23. Free rents are governed by the Contract Law, Cap. 149.. Last checked against the legal text: 2026-08-19.
Frequently Asked Questions
Can I terminate as the buyer because I want to move in myself?
It depends on the country, and often on a blocking period that can run to several years, particularly after a conversion into condominium ownership. Anyone buying with that in mind should know the deadline in advance rather than assume it will work out.
Can I raise the rent after buying?
Only under the same rules that applied to the previous owner. The change of ownership itself is not a ground for an increase, and it does not restart any clock.
More
Ready to have a property checked honestly?
In a few minutes you have a complete, conservative report with a valuation PDF. No appointment, no paperwork.
Stay in the loop
We write rarely and only when it is genuinely useful: new features, a sober look at the market, honest advice on buying, selling and renting.