Security deposits in Estonian lease agreements

Rental disputes over withheld deposits are one of the most common reasons expats seek legal help in Estonia. Understanding VÕS lease provisions before signing can save months of frustration.

Deposit amount

For a residential lease the deposit can be at most three months' rent (VÕS § 308 lg 1), and the tenant may pay it in three equal monthly instalments. A higher deposit is void to the extent it exceeds that.

Return timeline

The landlord must keep the deposit in a bank, separate from their own money, and the interest belongs to the tenant (§ 308 lg 2). If the landlord has not notified you of any claim within two months after the lease ends, you can demand the deposit back (§ 308 lg 3), whatever the contract says about "after inspection".

Condition documentation

Always document the property condition at move-in and move-out. This is your best defence against unfair deposit deductions.