Housing in Estonia (Eluase)

Renting a home is governed by the Law of Obligations Act (Võlaõigusseadus), which sets national rules for deposits, rent increases and notice. People on low incomes get help with housing costs mainly through the municipal subsistence benefit, and municipalities provide social housing. Each municipality, including Tallinn, sets its own rules and housing cost limits within the national law.

Renting: your rights as a tenant

• Deposit (tagatisraha): at most three months' rent. You may pay it in three equal monthly parts. The landlord must keep it in a bank account separate from their own money, and the interest belongs to you. If the landlord makes no claim within two months after the lease ends, you can demand it back.
• Rent increases: in an open-ended lease the landlord may raise the rent once a year. The increase must be announced in writing at least 30 days in advance, with the reasons and calculation. You can contest an excessive increase, or end the lease within 30 days with 30 days' notice.
• Notice: either side can end an open-ended lease with at least three months' notice. A fixed-term lease ends on its end date unless it is ended early for a legal reason.
• Costs: the tenant pays a share of the building's maintenance and improvement costs only if this was agreed in writing.
• Disputes: a municipality may set up a rental dispute committee (üürikomisjon); otherwise disputes go to court.

Help with housing costs

• Subsistence benefit (toimetulekutoetus): the municipality deducts your housing costs, within limits set by the municipal council, from your income when it calculates the benefit. In 2026 the subsistence level after housing costs is €220 a month for a person living alone. Since 2026, a lease between family members no longer counts for this benefit.
• Social housing (eluruumi tagamine): municipalities must help people who cannot provide a suitable home for themselves because of their social and economic situation (Social Welfare Act § 41). Apply to your municipality.

Buying a home

The state foundation EIS guarantees home loans for some groups, so you can buy with 10% down payment instead of a larger one. Young families qualify (a parent aged up to 35 with a child up to 16, or up to 40 with at least two children), as do young specialists and others. The guarantee covers up to 24% of the property value, at most €20,000, for a one-off fee of 3% (EIS terms in 2026). You apply through your bank.

Common pitfalls for newcomers

• Get the lease in writing and register your address in the population register.
• Pay the deposit by bank transfer and keep proof; the law caps it at three months' rent.
• A rent increase announced without written reasons is void.
• If you rent out a flat you own, declare the rental income to the Tax and Customs Board.

Official guidance: Law of Obligations Act (Estonian), Ministry of Social Affairs: subsistence benefit, EIS: housing loan guarantee, Social Welfare Act (Estonian)