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Residential lease agreement for Montenegro: free template

A lease of a flat in Montenegro must be in writing and certified, otherwise it is void. This template follows the Law on Obligations: rent and deposit, utilities, repairs, subletting, notice (three months if none is agreed) and handing the flat back. You sign the Montenegrin text; the translation is there to help you understand it. After signing, certify the signatures and send a copy to the tax authority within 15 days.

Download the Montenegrin text (.txt)Download the English translation (.txt)

How to use it, step by step

  1. 1Check on the title extract (list nepokretnosti) that the landlord is the registered owner of the flat.
  2. 2Fill in the blanks, choose a fixed or an indefinite term, and sign a handover record with the inventory and the meter readings.
  3. 3Have both signatures certified by a notary, a court or the municipal certification office. A notary charges 3.50 € plus VAT per signature on each copy. Without certification the lease is void.
  4. 4Within 15 days the landlord sends a copy of the lease to the tax authority and notifies the building manager in writing.
  5. 5The tenant registers the address: a Montenegrin citizen within 8 days of moving in, a foreigner within 24 hours of arrival.
  6. 6The landlord declares the rent and pays 15% income tax on it after 30% standard costs, plus the municipal surtax. When the tenant is a company, the company withholds the tax from each payment.

The template in Montenegrin (the text you sign)

Sign the Montenegrin text. If a party does not understand Montenegrin, a translation may be needed when the signatures are certified; you can also sign a bilingual version in which the Montenegrin text prevails.

UGOVOR O ZAKUPU STANA

UGOVOR O ZAKUPU STANA

Zaključen dana ______ u ______ između:

1. ______ (ime i prezime), JMBG ili broj pasoša ______, sa prebivalištem u ______, ulica ______ broj ______ (u daljem tekstu: zakupodavac), i

2. ______ (ime i prezime), JMBG ili broj pasoša ______, državljanstvo ______, sa prebivalištem u ______ (u daljem tekstu: zakupac).

Član 1
Predmet ugovora

  1. (1)Zakupodavac je vlasnik stana u ______, ulica ______ broj ______, sprat ______, broj stana ______, površine ______ m², upisanog u list nepokretnosti broj ______, katastarska opština ______ (u daljem tekstu: stan).
  2. (2)Zakupodavac daje zakupcu stan u zakup radi stanovanja, a zakupac uzima stan u zakup i obavezuje se da plaća zakupninu.
  3. (3)Pored zakupca, u stanu će stanovati: ______.
  4. (4)Stan se predaje sa namještajem i opremom navedenim u zapisniku o primopredaji, koji potpisuju obje strane i koji je sastavni dio ovog ugovora.

Član 2
Trajanje zakupa

  1. (1)Ugovor se zaključuje (zaokružiti): a) na određeno vrijeme, od ______ do ______; b) na neodređeno vrijeme, počev od ______.
  2. (2)Ugovor zaključen na određeno vrijeme prestaje istekom roka. Ako zakupac i poslije isteka roka nastavi da koristi stan, a zakupodavac se tome ne usprotivi, smatra se da je zaključen novi ugovor na neodređeno vrijeme, pod istim uslovima.

Član 3
Zakupnina

  1. (1)Mjesečna zakupnina iznosi ______ € (slovima: ______ eura).
  2. (2)Zakupac plaća zakupninu unaprijed, najkasnije do ______. dana u mjesecu za tekući mjesec, uplatom na račun zakupodavca broj ______ kod ______ ili gotovinom uz pisanu potvrdu o prijemu.
  3. (3)Ako je zakupac pravno lice ili preduzetnik, iznos iz stava 1 ovog člana je bruto iznos, od kojeg zakupac obračunava i plaća porez na dohodak zakupodavca u skladu sa zakonom.
  4. (4)Na zakupninu koja nije plaćena o roku zakupac duguje zakonsku zateznu kamatu.

Član 4
Depozit

  1. (1)Zakupac prilikom potpisivanja ugovora predaje zakupodavcu depozit u iznosu od ______ €, kao obezbjeđenje za naknadu štete na stanu i opremi i za dospjele neplaćene obaveze iz ovog ugovora.
  2. (2)Depozit nije kapara i ne uračunava se u zakupninu, osim ako se strane drugačije pisano dogovore.
  3. (3)Zakupodavac vraća depozit u roku od ______ dana od primopredaje stana, umanjen samo za dokazanu štetu koja prelazi promjene nastale redovnom upotrebom i za dospjele neplaćene obaveze, o čemu zakupcu daje pisano obrazloženje.

Član 5
Troškovi korišćenja stana

  1. (1)Zakupac za vrijeme trajanja zakupa plaća troškove koji nastaju korišćenjem stana: električnu energiju, vodu, grijanje, odvoz smeća, internet i televiziju, kao i druge troškove same upotrebe stana.
  2. (2)Porez na nepokretnost i naknadu za održavanje stambene zgrade plaća zakupodavac.
  3. (3)Stanje brojila na dan predaje i na dan vraćanja stana upisuje se u zapisnik o primopredaji.

Član 6
Održavanje i opravke

  1. (1)Zakupodavac održava stan u stanju podobnom za stanovanje i o svom trošku vrši potrebne opravke.
  2. (2)Sitne opravke izazvane redovnom upotrebom stana snosi zakupac.
  3. (3)Zakupac je dužan da bez odlaganja obavijesti zakupodavca o kvaru ili nedostatku zbog kojeg je potrebna opravka.
  4. (4)Ako potrebne opravke u znatnoj mjeri i za duže vrijeme ometaju korišćenje stana, zakupac ima pravo na srazmjerno sniženje zakupnine ili na raskid ugovora, u skladu sa zakonom.

Član 7
Korišćenje stana

  1. (1)Zakupac koristi stan pažnjom dobrog domaćina, u skladu sa ovim ugovorom i kućnim redom stambene zgrade.
  2. (2)Zakupac ne smije bez prethodne pisane saglasnosti zakupodavca: a) dati stan ili dio stana u podzakup ili ga izdavati turistima; b) vršiti prepravke ili građevinske radove u stanu; c) mijenjati namjenu stana.
  3. (3)Zakupodavac može ući u stan radi pregleda ili opravki samo uz prethodnu najavu i u vrijeme dogovoreno sa zakupcem, osim kad je to hitno radi sprječavanja štete.

Član 8
Prijave i porezi

  1. (1)Zakupodavac u roku od 15 dana od zaključenja ugovora dostavlja primjerak ugovora organu uprave nadležnom za poslove poreza i pisano obavještava upravnika stambene zgrade o zakupu, u skladu sa zakonom.
  2. (2)Zakupac prijavljuje prebivalište, odnosno boravak na adresi stana u rokovima propisanim zakonom, a zakupodavac mu daje podatke i primjerak ugovora potrebne za prijavu.
  3. (3)Zakupodavac prijavljuje prihod od zakupa i plaća porez na dohodak u skladu sa zakonom, osim kad porez obračunava i plaća zakupac u skladu sa članom 3 stav 3 ovog ugovora.

Član 9
Otkaz i raskid ugovora

  1. (1)Ugovor zaključen na neodređeno vrijeme svaka strana može otkazati pisanim otkazom, uz otkazni rok od ______; ako otkazni rok nije upisan, on iznosi tri mjeseca.
  2. (2)Ugovor zaključen na određeno vrijeme prije isteka roka prestaje sporazumom strana ili iz razloga propisanih zakonom. Svaka strana ga može otkazati i prije isteka roka, uz otkazni rok od ______ (popuniti samo ako strane to žele).
  3. (3)Zakupodavac može otkazati ugovor bez otkaznog roka ako zakupac: a) ne plati zakupninu za dva uzastopna roka plaćanja; b) da stan u podzakup bez saglasnosti zakupodavca; c) i poslije opomene koristi stan protivno ugovoru ili ga zapušta, tako da prijeti znatna šteta.
  4. (4)Zakupac može otkazati ugovor bez otkaznog roka ako je stan opasan po zdravlje, kao i u drugim slučajevima propisanim zakonom.
  5. (5)Otkaz se daje pisanim putem, preporučenom pošiljkom ili lično uz potvrdu o prijemu, a otkazni rok teče od dana prijema otkaza.

Član 10
Vraćanje stana

  1. (1)Po prestanku zakupa zakupac vraća stan, namještaj i opremu u stanju u kojem ih je primio, uzimajući u obzir promjene nastale redovnom upotrebom.
  2. (2)Primopredaja se vrši zapisnikom u koji se upisuju stanje stana i opreme, stanje brojila i broj vraćenih ključeva.
  3. (3)Zakupodavac ne smije samovoljno mijenjati brave, iznositi stvari zakupca ili isključivati priključke; iseljenje se sprovodi samo u postupku propisanom zakonom.

Član 11
Promjena vlasnika stana

  1. Ako zakupodavac otuđi stan za vrijeme trajanja zakupa, sticalac stupa na mjesto zakupodavca i zakup se nastavlja u skladu sa zakonom.

Član 12
Završne odredbe

  1. (1)Na odnose koji nisu uređeni ovim ugovorom primjenjuju se odredbe Zakona o obligacionim odnosima.
  2. (2)Ugovor se zaključuje u pisanoj formi, a potpisi ugovornih strana ovjeravaju se kod notara ili drugog organa nadležnog za ovjeru; ugovor koji nije ovjeren je ništav.
  3. (3)Sporove iz ovog ugovora strane će pokušati da riješe sporazumno, a u suprotnom je nadležan sud na čijem se području stan nalazi.
  4. (4)Ugovor je sačinjen u ______ istovjetnih primjeraka, od kojih svaka strana zadržava po ______.
  5. (5)Ako je ugovor sačinjen i na drugom jeziku, u slučaju razlike mjerodavan je tekst na crnogorskom jeziku.

ZAKUPODAVAC

ZAKUPAC

English translation (for understanding only)

RESIDENTIAL LEASE AGREEMENT

RESIDENTIAL LEASE AGREEMENT

Concluded on ______ in ______ between:

1. ______ (full name), personal ID number or passport number ______, residing in ______, street ______ number ______ (hereinafter: the landlord), and

2. ______ (full name), personal ID number or passport number ______, citizenship ______, residing in ______ (hereinafter: the tenant).

Article 1
Subject of the agreement

  1. (1)The landlord owns the flat in ______, street ______ number ______, floor ______, flat number ______, with a floor area of ______ m², entered in title extract number ______, cadastral municipality ______ (hereinafter: the flat).
  2. (2)The landlord lets the flat to the tenant for residential use, and the tenant takes the flat on lease and undertakes to pay the rent.
  3. (3)Besides the tenant, the following persons will live in the flat: ______.
  4. (4)The flat is handed over with the furniture and equipment listed in the handover record, which both parties sign and which forms an integral part of this agreement.

Article 2
Term of the lease

  1. (1)The agreement is concluded (circle one): a) for a fixed term, from ______ to ______; b) for an indefinite term, starting on ______.
  2. (2)A fixed-term agreement ends when the term expires. If the tenant continues to use the flat after the term expires and the landlord does not object, a new agreement for an indefinite term on the same conditions is deemed to have been concluded.

Article 3
Rent

  1. (1)The monthly rent is ______ € (in words: ______ euros).
  2. (2)The tenant pays the rent in advance, no later than the ______ day of each month for the current month, by transfer to the landlord's account number ______ at ______ or in cash against a written receipt.
  3. (3)If the tenant is a legal entity or a sole trader, the amount in paragraph 1 of this article is a gross amount, from which the tenant calculates and pays the landlord's income tax in accordance with the law.
  4. (4)The tenant owes statutory default interest on rent not paid on time.

Article 4
Deposit

  1. (1)On signing the agreement the tenant hands the landlord a deposit of ______ €, as security for compensation of damage to the flat and equipment and for overdue unpaid obligations under this agreement.
  2. (2)The deposit is not an earnest payment (kapara) and is not offset against the rent, unless the parties agree otherwise in writing.
  3. (3)The landlord returns the deposit within ______ days of the handover of the flat, reduced only by proven damage beyond changes caused by normal use and by overdue unpaid obligations, and gives the tenant a written explanation.

Article 5
Costs of using the flat

  1. (1)During the lease the tenant pays the costs arising from use of the flat: electricity, water, heating, waste collection, internet and television, and other costs of using the flat.
  2. (2)The landlord pays the property tax and the building maintenance fee.
  3. (3)The meter readings on the day of handover and on the day the flat is returned are entered in the handover record.

Article 6
Maintenance and repairs

  1. (1)The landlord keeps the flat fit for living and carries out the necessary repairs at the landlord's own cost.
  2. (2)Minor repairs caused by normal use of the flat are borne by the tenant.
  3. (3)The tenant must inform the landlord without delay of any fault or defect requiring repair.
  4. (4)If necessary repairs hinder the use of the flat to a considerable extent and for a long time, the tenant is entitled to a proportionate rent reduction or to terminate the agreement, in accordance with the law.

Article 7
Use of the flat

  1. (1)The tenant uses the flat with the care of a good householder, in accordance with this agreement and the house rules of the residential building.
  2. (2)Without the landlord's prior written consent the tenant may not: a) sublet the flat or part of it or let it to tourists; b) carry out alterations or building works in the flat; c) change the use of the flat.
  3. (3)The landlord may enter the flat for inspection or repairs only after giving prior notice and at a time agreed with the tenant, except where this is urgent to prevent damage.

Article 8
Registrations and taxes

  1. (1)Within 15 days of concluding the agreement the landlord submits a copy of the agreement to the administrative authority responsible for taxes and notifies the building manager of the lease in writing, in accordance with the law.
  2. (2)The tenant registers residence or stay at the address of the flat within the deadlines set by law, and the landlord provides the tenant with the details and the copy of the agreement needed for registration.
  3. (3)The landlord declares the rental income and pays income tax in accordance with the law, except where the tenant calculates and pays the tax in accordance with article 3 paragraph 3 of this agreement.

Article 9
Notice and termination

  1. (1)Either party may terminate an agreement concluded for an indefinite term by written notice, with a notice period of ______; if no notice period is entered, it is three months.
  2. (2)Before its term expires, an agreement concluded for a fixed term ends by agreement of the parties or on grounds set by law. Either party may also terminate it before the term expires, with a notice period of ______ (fill in only if the parties want this).
  3. (3)The landlord may terminate the agreement without a notice period if the tenant: a) fails to pay the rent for two consecutive payment periods; b) sublets the flat without the landlord's consent; c) even after a warning, uses the flat contrary to the agreement or neglects it, so that considerable damage is threatened.
  4. (4)The tenant may terminate the agreement without a notice period if the flat is dangerous to health, and in other cases set by law.
  5. (5)Notice is given in writing, by registered mail or in person against confirmation of receipt, and the notice period runs from the day the notice is received.

Article 10
Return of the flat

  1. (1)When the lease ends the tenant returns the flat, furniture and equipment in the condition in which they were received, allowing for changes caused by normal use.
  2. (2)The handover is made with a record in which the condition of the flat and equipment, the meter readings and the number of keys returned are entered.
  3. (3)The landlord may not on the landlord's own initiative change the locks, remove the tenant's belongings or cut off the utilities; eviction is carried out only in the procedure set by law.

Article 11
Change of owner

  1. If the landlord disposes of the flat during the lease, the acquirer takes the landlord's place and the lease continues in accordance with the law.

Article 12
Final provisions

  1. (1)Matters not regulated by this agreement are governed by the Law on Obligations.
  2. (2)The agreement is concluded in writing, and the signatures of the parties are certified by a notary or another authority competent for certification; an agreement that is not certified is void.
  3. (3)The parties will try to settle disputes under this agreement amicably; otherwise the court in whose area the flat is located has jurisdiction.
  4. (4)The agreement is made in ______ identical copies, of which each party keeps ______.
  5. (5)If the agreement is also made in another language, the Montenegrin text prevails in case of any difference.

LANDLORD

TENANT

What each clause rests on

ClauseWhat the law saysSource
FormA flat lease must be in writing and certified; otherwise it is void.Law on Obligations, art. 629
Costs and repairsThe landlord carries out necessary repairs; minor repairs from normal use and the costs of using the flat fall on the tenant.Law on Obligations, art. 598
Repairs that hinder useThe tenant may terminate or claim a proportionate rent reduction.Law on Obligations, art. 599
Unpaid rentThe landlord may terminate without notice after two consecutive unpaid periods.Law on Obligations, art. 631
SublettingSubletting without consent allows termination without notice.Law on Obligations, art. 632
MisuseAfter a warning, misuse or neglect that threatens considerable damage allows termination without notice.Law on Obligations, art. 610
NoticeAn indefinite lease ends by notice; if no notice period is agreed, it is three months.Law on Obligations, art. 634
Return of the flatReturned in the condition received, allowing for normal wear.Law on Obligations, art. 613
Sale of the flatThe buyer takes the landlord's place; the lease continues.Law on Obligations, art. 619
EvictionOnly in the procedure set by law, never by self-help.Law on Obligations, art. 636
DepositNot regulated by law: the amount, its purpose and the refund deadline are set by the contract.Contract clause
Notices after signingCopy of the lease to the tax authority and written notice to the building manager within 15 days.Law on the Maintenance of Residential Buildings, art. 16 and 23
Address registrationCitizens within 8 days; foreigners within 24 hours of arrival.Law on Registers of Residence, art. 10; Law on Foreigners, art. 96
Tax on the rent15% after 30% standard costs; a company tenant withholds the tax.Personal Income Tax Act, art. 49a
CourtDisputes go to the court where the flat is located.Law on Civil Procedure

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Frequently asked questions

Does a lease in Montenegro have to be certified?
Yes. A lease of a flat must be in writing and certified, otherwise it is void (Law on Obligations, article 629). The signatures are certified by a notary, a court or the municipality.
What is the notice period for a flat lease?
Whatever the lease says. If an indefinite lease sets no notice period, it is three months. A fixed-term lease ends when its term runs out.
Is there a legal limit on the deposit?
No. The law does not regulate the deposit, so the amount, what it covers and the refund deadline belong in the lease. Call it a deposit, not a kapara, which has its own rules.
Can the lease be signed in English?
Sign the Montenegrin text, or a bilingual version in which the Montenegrin text prevails. A party who does not understand Montenegrin may need a translation when the signatures are certified.
Who pays the tax on the rent?
The landlord: 15% of the rent after 30% standard costs, plus the municipal surtax. If the tenant is a company or a sole trader, the tenant withholds and pays the tax from each payment.

Our detailed guides

Sources

Template checked against the laws in force on 9 October 2026. Fijaka is a listings platform and does not give legal advice; the template does not replace advice on a specific case. For a lease tailored to your situation, ask a lawyer, for example RoNa Legal.

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