The new Act on Residential Leases (AHVL) takes effect on 1 October 2026

The Residential Tenancies Act will be revised as of 1 October 2026. The aim of the reform is to clarify the rights and responsibilities of both landlords and tenants. In this article, we have compiled the most important legislative changes and updates to TOAS policies and practices that affect TOAS tenants.

 

Smoking is prohibited indoors, balconies, terraces and outdoor areas

As a result of the legislative reform, smoking will be prohibited indoors, balconies, terraces and in outdoor areas. This change also applies to tenancy agreements that began before the new law enters into force.

At TOAS properties, smoking will only be permitted in designated outdoor smoking areas.

Moving day is the first business day of the month

The new Residential Tenancies Act allows landlords and tenants to agree on the moving day. However, there will be no changes to the moving day at TOAS. In accordance with tenancy agreements, the moving day remains the first business day of the month following the end of the tenancy.

TOAS has also clarified its move-out instructions. Keys must be returned by 12:00 noon on the moving day. The moving day is intended for moving belongings only. Please note that the final cleaning of the apartment must be completed before the moving day.

Keys must be returned by 12:00 noon on the moving day

According to TOAS guidelines, keys must be returned by 12:00 noon on the moving day. Detailed instructions for returning keys can be found on our website.

Notification requirement for people living in the apartment

Under the new law, the tenant is required to inform the landlord of all persons who permanently reside in the apartment. TOAS will provide more detailed information about the notification process later.

Changes to notice periods

New notice periods will apply to tenancy agreements entered on or after 1 October 2026. The landlord’s notice period is three months if the tenancy has lasted less than two years and four months if the tenancy has lasted more than two years.

There are no changes to the tenant’s notice period, which remains one calendar month.

Contact information must be kept up to date

Under the new law, tenants are responsible for ensuring that their contact information remains up to date throughout the tenancy.

Please update and maintain your contact details through the myTOAS tenant portal.

Termination of a tenancy agreement

The law introduces new grounds for terminating a tenancy agreement. In addition to the existing grounds, a tenancy agreement may be terminated for another exceptionally compelling reason.

Landlord’s right of access to the apartment

The landlord has the right to enter the apartment, for example, to inspect its condition or to carry out maintenance and repair work.

As a rule, visits will always be arranged in advance with the tenant. If a suitable time cannot be agreed upon within a reasonable period, the visit may be carried out following prior notice.

In urgent situations, for example in water damage or a fire, the apartment may be entered without prior notice.

This article presents the most significant changes affecting residents living in TOAS properties because of the legislative reform.