How large a deposit can a landlord demand in Estonia?
Up to three months' rent — and not a cent more. A residential lease may provide for a deposit of at most three months' rent, securing the landlord's claims under the contract. And here is a right most tenants do not know: the deposit need not be paid in one go — the tenant may pay it in equal instalments over three months, with the first instalment falling due after the contract is signed. Two rules govern its return. The landlord must return the deposit within a reasonable time after the tenancy ends — court practice treats that as one to three months. And if the landlord has not notified any claims within two months of the tenancy ending, the tenant may demand the money back.
📋 The rules
- Maximum: 3 months' rent
- It may be paid in instalments
- Over three months, in equal parts
- Return: within a reasonable time
- No claims in 2 months — money back
🔓 Exceptions
- Court practice treats one to three months as a reasonable time for return
- The deposit secures the landlord's contractual claims, not ordinary wear and tear
- Commercial leases follow partly different rules from residential ones
⚠️ Penalties & fines
Ordinary wear and tear is not damage. The deposit secures the landlord's contractual claims — rent arrears, damage caused, unpaid utilities — not the fact that a wall has faded over three years or a floor has worn. Your practical protection is a handover record: take photographs when moving in and out and draw up a written record signed by both parties — without one, the dispute is your word against theirs. And watch the two months: if the landlord has not notified any claims within two months of the tenancy ending, you can demand the deposit back. A dispute can go to the rental committee or the court, and the rental committee is the faster route.
📎 Official sources
- Riigi Teataja · Law of Obligations Act § 308 →
- Labour Inspectorate · Legal help →
- Consumer Protection Authority →
❓ Frequently asked
How large may the deposit be?
In a residential lease the deposit may be up to three months' rent. A larger sum cannot be agreed, and the deposit secures the landlord's claims arising from the contract.
Must the deposit be paid in one go?
It need not. The tenant may pay the deposit in equal instalments over three months, with the first instalment falling due after the lease is signed. That right comes directly from the law.
When must the deposit be returned?
Within a reasonable time after the tenancy ends and the premises are returned. Court practice treats one to three months as reasonable, which allows the landlord to identify any damage.
What if the landlord stays silent?
If the landlord has not notified any claims within two months of the tenancy ending, the tenant may demand the deposit back. Silence does not entitle the landlord to keep the money.
Does wear and tear come out of the deposit?
It does not. The deposit covers rent arrears and damage, not ordinary wear. Protect yourself by photographing the property when moving in and out and signing a written handover record.
🔎 Common searches
What people search to land here:
- “rental deposit estonia maximum”
- “deposit three months rent estonia”
- “deposit in instalments estonia”
- “landlord will not return deposit estonia”
- “handover record rental estonia”
- “deposit return deadline estonia”