Renting out an apartment may seem simple — you post a listing and wait for interested tenants. In reality, a successful rental relationship depends heavily on proper preparation. Here is a step-by-step guide on how property owners can prevent many common issues before the listing is even published.
1️⃣ Check the Legal Status of the Apartment
Make sure you have the legal right to rent out the apartment (for example, there are no valid usage restrictions or mortgage-related limitations).
If the apartment is jointly owned, obtain written consent from all co-owners.
Also, check whether the property is classified as residential space or commercial space (for example, in the case of short-term accommodation — such as in Volta, Noblessner, etc.). This determines which type of contract and tax treatment can be applied.
2️⃣ Check the Technical and Functional Condition
Carry out a technical inspection: water and electrical systems, ventilation, household appliances, windows, and locks.
Fix all minor defects before the first viewing — a well-maintained apartment commands a higher rent and builds trust.
Prepare an inventory list of furniture and appliances (this will later be needed for the handover report).
3️⃣ Set a Realistic Rental Price
Research prices of similar properties on kv.ee, kinnisvara24.ee, and City24.ee.
Take into account not only the rent but also utility and additional costs — tenants evaluate the total monthly expense.
Use Brokerly’s rental yield calculator to assess profitability (for example, if you want to check whether the price secures a 5–6% return).
4️⃣ Prepare a Proper Listing and Visuals
Photos are the foundation of a successful rental listing. Take pictures during daylight hours and include a floor plan with dimensions.
Add all essential information: floor area, floor number, costs, parking, and extras (terrace, balcony, storage room, garage space).
Write an accurate and honest description, avoiding exaggeration.
If you use a real estate agent, make sure they work with professional photography and listing standards.
5️⃣ Prepare Contracts and Documents
Have a rental agreement template ready that complies with the Law of Obligations Act.
Include a handover and acceptance report with photographs.
Prepare a background check questionnaire — tenant ID, proof of income, previous rental history, and credit rating (where permitted).
Set the security deposit and payment schedule.
6️⃣ Consider Insurance and Taxes
Check whether your home insurance covers rental-related risks — if necessary, add the relevant clause.
If renting long-term, declare the income with the Estonian Tax and Customs Board (MTA) in your personal income tax return (or through your company).
7️⃣ Sign the Agreement Digitally and Document the Handover
Use Smart-ID, Mobile-ID, or an ID card — this ensures the agreement is legally valid and time-stamped.
Take handover photos from the same angles both at the beginning and at the end of the tenancy.
Reset utility meters and transfer consumer contracts if the tenant will register them in their own name.
✅ Summary
Good preparation prevents 90% of potential rental disputes. Once all these steps are completed, you can confidently say that the apartment is ready for responsible letting — legally, transparently, and at market value.
