How to Legally Evict a Tenant in Croatia? A Guide for Landlords

23/05/2026

Intro

Many landlords in Croatia face problems with tenants who fail to pay rent, refuse to leave the property, fail to pay utility bills, or use the apartment in violation of the lease agreement.

Although the property belongs to the landlord, tenants cannot be forcibly removed without following the legal procedure. Changing locks, removing the tenant’s belongings, or disconnecting utilities may expose the landlord to legal liability.

In this guide, we explain when a landlord may terminate a lease agreement, how the legal eviction process works in Croatia, and which mistakes landlords should avoid.

When Can a Landlord Terminate a Lease Agreement?

A landlord may terminate a lease agreement if the tenant:

fails to pay rent,
fails to pay utility bills,
uses the property contrary to the agreement,
causes damage to the property,
disturbs public order and peace,
subleases the property without permission,
or uses the property unlawfully.

The most common reason for lease termination in practice is non-payment of rent or utilities.

First Step: Sending a Written Notice to the Tenant

Before initiating court proceedings, landlords are advised to send the tenant a written notice. The notice should include:

the amount of outstanding debt,
a payment deadline,
a warning regarding lease termination,
a request for voluntary vacating of the property,
and a warning about potential legal costs.

It is important to have proof that the notice was delivered, for example through registered mail with return receipt or another verifiable method of delivery.

Can a Landlord Change the Locks?

No. A landlord should not independently change the locks, remove the tenant’s belongings, disconnect electricity or water, or physically prevent the tenant from accessing the property.

Such actions may be considered unlawful self-help, disturbance of possession, or even lead to criminal liability depending on the circumstances.

How to Legally Evict a Tenant in Croatia

1. Lease Termination

If the tenant breaches the lease agreement, the landlord should issue a written termination notice.
The notice should clearly state the reasons for termination and be delivered in a verifiable manner.

The termination notice usually includes the grounds for termination, a deadline to vacate the property,
and a warning that court proceedings may follow if the tenant refuses to leave voluntarily.

2. Court Proceedings for Eviction

If the tenant refuses to vacate the property after termination of the lease,
the landlord must initiate court proceedings for eviction.

During the proceedings, the court decides on the termination of the tenant’s right
to use the property, the obligation to vacate, and any unpaid rent or utility debt.

3. Enforcement and Eviction

If the tenant fails to comply with the final court decision,
the landlord may initiate enforcement proceedings.
The eviction is then carried out through the legally prescribed enforcement process.

How Long Does Tenant Eviction Take in Croatia?

The duration of the eviction process depends on several factors, including whether there is a written lease agreement, the available evidence, the tenant’s conduct, and court workload.

In simpler cases, the process may take several months, while more complex disputes can last significantly longer.

How Can Landlords Protect Themselves?

The best protection starts before the tenant moves in. Landlords are advised to:

sign a written lease agreement,
clearly regulate rent and utility obligations,
request a security deposit,
prepare a handover record,
make an inventory list,
and consider notarizing the lease agreement.

A properly drafted lease agreement can significantly simplify evidence collection and speed up the protection of the landlord’s rights.

Common Mistakes Landlords Make

Forcibly Removing the Tenant

Even if the landlord owns the property, unlawful eviction can create additional legal problems.

Having No Written Agreement

Verbal agreements make it much harder to prove rent amounts,
deadlines, and the obligations of the parties.

Waiting Too Long to React

If landlords tolerate unpaid rent for months,
the debt usually increases and the case becomes more complicated.

Frequently Asked Questions

Can the police remove a tenant?

In most cases, the police will not remove a tenant without a valid court order
or another legal basis.

What if the tenant does not pay utility bills?

Utility debts may be claimed together with unpaid rent,
depending on the lease agreement and available evidence.

Can the landlord change the locks if the tenant does not pay rent?

Generally, no. Changing locks without following the legal procedure
may expose the landlord to liability.

What if there is no written lease agreement?

Legal proceedings are still possible, but proving the existence and terms
of the lease becomes significantly more difficult.

Need Legal Assistance With Tenant Eviction?

If you are dealing with a tenant who fails to pay rent,
refuses to vacate the property, or causes damage,
timely legal advice can help protect your rights and avoid additional costs.

Contact our law office for an assessment of your case and advice on the fastest lawful way to proceed.

Do you have any more questions?

A representative from our office will get back to you as soon as possible.