Tenancies · 11 June 2026 · 9 min read
Selling a Tenanted Prague Apartment Building: Rent Roll & Handover
Owners often worry that tenants will complicate a sale. In practice, an occupied building with clearly documented tenancy agreements often offers investors greater certainty than an empty one. Preparation is key: well-organised documentation, clear arrangements for deposits and calm communication at the right time.
A sale does not end a tenancy
Under the Czech Civil Code, the rights and obligations arising from tenancies pass to the new owner when ownership is transferred. Tenants do not have to consent to the sale, and their agreements continue on the same terms. For investors, this means buying the building with all its tenancy agreements, which is why they want to understand every detail.
The new owner also assumes the obligation to return security deposits. Deposits are therefore transferred on sale or accounted for in the purchase price.
Rent roll: the key schedule for the sale
A rent roll is a schedule of all units in the building. It should include:
- the number and floor of each flat or commercial unit, its layout and floor area,
- the tenant’s name (anonymised in the initial stages),
- monthly rent and advance service charge payments, shown separately,
- the agreement type (fixed-term / open-ended), signing date and end date,
- the deposit amount and where it is held,
- arrears, disputes, termination notices and agreed exceptions (such as a promised refurbishment),
- the most recent rent increase and the indexation method.
Deposits and service charge reconciliation
A security deposit may not exceed three times the monthly rent. Before selling, check that the amounts recorded in the rent roll match both the agreements and the funds actually held in the account. Discrepancies are among the most common minor issues that lead to price reductions being negotiated at the final stage.
Also agree who will reconcile service charges for the year of the sale. A practical solution is for the seller to reconcile the period up to handover and for the buyer to take over advance payments from the handover date.
When and how to tell tenants about the sale
In an off-market sale, tenants are usually unaware of the negotiations. Viewings are conducted discreetly, covering plant rooms, communal areas and vacant flats. Access to occupied flats is arranged only for serious prospective buyers, with due regard for tenants’ right to privacy.
We inform tenants only after signing, ideally through a joint letter from the seller and buyer explaining who the new owner is, where to pay rent and from what date, and confirming that their agreements remain unchanged. A calm, factual letter prevents unnecessary rumours.
Building handover
The handover report should record:
- meter readings on the handover date,
- the handover of keys, access codes, documentation, inspection reports and supplier contracts,
- a schedule of deposits and outstanding amounts being transferred,
- notifications to tenants and suppliers of the change of ownership.
Frequently asked questions
Does a tenant have to consent to the sale?
No. The tenancy passes to the new owner automatically, without the tenant’s consent. A tenant renting a flat in the building generally has no right of first refusal either.
Can I evict tenants before selling to increase the building’s value?
An open-ended tenancy can only be terminated on statutory grounds. Nor does an empty building automatically command a higher price: it depends on the type of investor. We always assess this on a case-by-case basis.
Can investors view the flats?
Yes, but only once they have expressed serious interest and by agreement with the tenants. Communal areas and vacant units are sufficient at the outset.
Next step
Do not have a rent roll? Send us your agreements or a list of flats, and we will work with you to prepare one that stands up to investor due diligence.
Sources
Author: Maria Kopřivová, Pura Vida Property Advisory. Published 11 June 2026 · updated 12 October 2026. This article is for information only and does not replace legal or tax advice.
