May I sublet a room in my flat?
Only with the consent of the landlord — and here he may even say no without a reason. Under the Liechtenstein tenancy law (since 1 Jan 2017 in the ABGB, LR 210.0), you may sublet the flat or a room, in whole or in part, only with the consent of the landlord. And here comes the point that surprises Swiss-trained tenants: unlike in Switzerland, where the landlord may refuse consent only on specific grounds (Art. 262 CO), subletting in Liechtenstein is simply not allowed against the will of the landlord — he needs no reason. The originally planned written-form requirement was dropped, so the consent is valid informally, but for evidence it should be obtained in writing. It is not subletting to take in a spouse after marriage or to permanently take in life partners — for that you need no consent.
📋 The rules
- Consent required: The tenant may sublet the property, in whole or in part, only with the consent of the landlord (tenancy law in the ABGB, LR 210.0). Without consent, subletting is not allowed.
- No reason needed — unlike in Switzerland: The landlord may refuse consent without giving reasons. The Swiss model with limited grounds for refusal (Art. 262 CO) does not apply in Liechtenstein.
- Informal, but better in writing: The originally required written form was dropped; the consent is valid informally. For evidence it should nonetheless be in writing.
- Family is not subletting: Taking in a spouse after marriage or the permanent taking-in of life partners is not subletting and needs no consent.
- No conciliation procedure: Liechtenstein has no conciliation board and no form for tenancy law; a dispute over subletting or termination is decided by the Court of Justice (Landgericht).
🔓 Exceptions
- The contract already allows it: If the tenancy contract expressly permits subletting, you need no additional individual consent — the general permission suffices.
- Family members: Spouse and permanently taken-in life partners are not subtenants; taking them in is allowed without consent.
- Short-term letting (e.g. Airbnb): Commercial short-term letting goes beyond classic subletting and can be subject to additional rules (trade, type of use) — special caution is advised here.
⚠️ Penalties & fines
Subletting without consent is a breach of contract — with a risk of eviction. If the tenant continues the unauthorised subletting despite a warning, the landlord can terminate extraordinarily (breach of the duty of care and consideration) — in a serious case, the loss of the flat looms. Financially you remain fully liable: towards the landlord you stay responsible for rent and the conduct of the subtenant; if the subtenant does not pay or causes damage, that is your problem. The subtenant has no protection of their own against the main landlord and can lose the flat when the main tenancy ends. And because there is no conciliation board, the dispute ends up directly before the Court of Justice — with an eviction claim, lawyer and court costs. The saved request for consent thus quickly becomes the most expensive part of the sublet.
📎 Official sources
- Gesetze.li · ABGB (LR 210.0), tenancy and lease law — consolidated version →
- Gesetze.li · Ordinance on the rent and lease of residential and commercial premises →
- National Administration · Office of Economic Affairs, tenancy law (home) →
❓ Frequently asked
May I sublet a room without consent?
No, subletting is allowed only with the consent of the landlord, whether in whole or in part (ABGB, LR 210.0). Without his consent it is simply not allowed, and he may even refuse it without giving any reasons, which is the opposite of the Swiss rule.
Can the landlord really refuse for no reason?
Yes, that is the big difference from Switzerland: there the landlord may refuse only on specific grounds, in Liechtenstein he needs no reason whatsoever. Against his will, subletting is simply not permitted, which is why you should always ask him first.
Must the consent be in writing?
No, the originally planned written-form requirement was dropped, so the consent is valid even informally, for example by email or verbally. For evidence, however, you should nonetheless have it given to you in writing before you take a subtenant in.
Does my partner moving in count as subletting?
No, taking in a spouse after marriage or the permanent taking-in of life partners is expressly not subletting. For that you need no consent from the landlord, as long as it is about living together and not a paid letting to third parties.
What happens with unauthorised subletting?
The landlord can terminate extraordinarily after a warning, and you remain liable for rent and any damage caused by the subtenant. Since there is no conciliation board, a dispute ends up directly before the Court of Justice.
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