Renting in Budapest: deposit, contract and the notary

In short: a long-term Budapest let normally means a two-month deposit, a written contract (bilingual is common), and a notarial move-out declaration that costs roughly 40,000 to 60,000 Ft. None of these is a red flag. What you negotiate is the amount, the return terms and who pays the notary.

Renting a flat in Budapest is straightforward once you know the three things every landlord will bring up: the deposit, the written contract, and the notary. None of them is a red flag on its own. The trick is knowing what is normal so you can spot what is not. This guide walks through each one, then covers utilities, address registration and the notice rules in the Civil Code, in plain language and without pretending to be legal advice.

What do the Hungarian rental terms mean?

Listings, contracts and landlords use the same dozen words. Learn these and most of a Hungarian lease reads itself.

How much is the deposit (kaució) in Budapest?

The kaució is the deposit a Budapest landlord holds for the length of the tenancy and returns when you move out, minus damage beyond normal wear and any unpaid bills. Two months' rent is the usual amount for a furnished flat; one month is common for unfurnished or longer lets; three is the high end and worth negotiating. Hungarian law does not cap the deposit for a private landlord and sets no deadline for returning it, so the contract has to do both: write in the amount, a return window (15 days after handover, once the final meter readings are settled, is a fair clause), and the list of what may be deducted. Sign a one-page handover protocol (átadás-átvételi jegyzőkönyv) with meter readings and existing damage on the day you get the keys and again when you leave, and take dated photos. That page settles most deposit arguments before they start.

What should a good rental contract contain?

Hungarian law allows verbal rental agreements, but you want a written one. A bilingual contract is normal when the tenant does not read Hungarian; the Hungarian text is usually the one that counts, so have someone you trust check it. A complete contract has at least these points:

• Full names, addresses and ID numbers of both parties, and proof the landlord owns the flat or has the owner's authority to let it.
• The exact address, floor and door number, and whether the let includes a cellar, parking space or storage.
• The rent, the currency, the due date, and how it may be raised (many contracts index once a year to inflation).
• The deposit amount, what it may be used for, and the return deadline.
• The start date and the term: fixed (határozott) or open-ended (határozatlan), and the notice period for each side.
• Who pays which utilities and the common cost, and whether the meters are transferred to your name.
• An inventory of furniture and appliances, with their condition.
• House rules that matter to you: pets, subletting, smoking, guests, painting the walls.
• Whether the landlord agrees to sign the address registration consent.

Why do landlords ask for a notary (közjegyző)?

Many landlords ask the tenant to sign a notarial declaration, usually called a kiürítési or kiköltözési nyilatkozat. In it you promise to leave the flat when the contract ends or is lawfully terminated. Because it is a notarial deed, the landlord can start enforcement directly if you overstay, instead of suing first. It is common enough that asking for it is not a sign of distrust.

Notary fees are set by decree and depend on the value of the contract, so a longer or pricier lease costs more. For a plain move-out declaration on a typical Budapest flat, expect roughly 40,000 to 60,000 Ft in 2026; if the deed also covers rent payment it can be noticeably more. The tenant often pays, but a split or the landlord paying is not unusual, so ask before you agree. Any notary can do it; the chamber's notary finder (közjegyzőkereső) lists offices by district. Bring your passport and read the deed before signing: it should only bind you to the terms already in your contract.

What does the law say about notice periods?

Rentals are governed by the Civil Code (Ptk. 6:331 to 6:348 on leases and residential leases) and by the 1993 housing act, which mostly matters for public housing but also sets some rules for private lets. The short version for an open-ended contract: under Ptk. 6:347 either side can give notice up to the 15th of a month, effective at the end of the following month, unless the contract sets a different notice period. A fixed-term contract normally runs to its end date, and neither side can walk away early unless the contract gives them a way out, so negotiate a break clause if you may need one.

If rent is not paid, the housing act requires the landlord to send a written warning first; the tenant then has eight days to pay, and only after that can the landlord terminate, with a notice period of at least 15 days. Keep this in proportion: the point is that a landlord cannot simply lock you out, and a tenant cannot simply stop paying. When in doubt, ask a lawyer or the district's tenant advice service.

Utilities and common costs

Rent is usually quoted without utilities. Expect to pay heating, electricity, water and gas on top, plus the building's közös költség (common cost) in older buildings, which covers stairwell cleaning, the lift and shared repairs and typically runs 15,000 to 40,000 Ft a month depending on the building. Ask for last winter's bills; heating is the line that surprises newcomers, especially in high-ceilinged brick flats with gas convectors. District-heated panel flats and new builds are far more predictable.

Agree in writing how utilities are paid: either the meters are transferred to your name and you pay the providers directly, or the landlord keeps them and you reimburse against the actual bills. Both are normal; a fixed monthly utility fee with no reconciliation is the one arrangement to avoid.

Registering your address

If you need a Hungarian address card (lakcímkártya) for a residence permit, a bank or a job, the landlord has to sign a consent form (befogadó nyilatkozat), and you then register at the district government office (kormányablak). Agree on this before you sign the lease; some landlords refuse because they let the flat undeclared, and it is easier to walk away at that point than after moving in. Registering your address does not give you any ownership or extra tenancy rights, which is worth saying to a hesitant landlord.