North Macedonia Rental Laws: Pro-landlord, Neutral or Pro-tenant?

North Macedonia's landlord and tenant laws are judged by the Global Property Guide to be slightly Pro-Landlord between landlord and tenant. In practice, especially where rental agreements are informal, the system tends to be more landlord-friendly, due to flexible rent rules, weak enforcement of tenant rights, and limited regulatory oversight. Reforms are gradually aiming to address this imbalance.

Rents: Can landlord and tenant freely agree rents in North Macedonia?

Landlords and tenants can generally freely agree on the rent amount. The rental market operates largely on the principle of contractual freedom, allowing the parties to negotiate and set rents according to their mutual agreement without statutory caps or government-imposed limits. 

In practice, landlords and tenants often negotiate rent increases based on factors such as market conditions, inflation, and property improvements. While there is no statutory cap on rent increases, any adjustments should be reasonable and in line with the lease agreement to avoid potential disputes.

Deposits

There is no limit on the amount a landlord can charge as a security deposit for a rental property. The deposit amount is typically determined through mutual agreement between the landlord and tenant. However, in practice, landlords often request a deposit ranging from one to two months' rent. Some sources suggest that deposits may vary between one and six months' rent, depending on the specific circumstances of the lease agreement.

What rights do landlords and tenants have in North Macedonia, especially as to duration of contract and eviction?

Rental contracts can be either fixed-term or indefinite, with parties generally free to negotiate the length of the lease. Fixed-term leases last for the agreed period and typically end without automatic renewal unless the contract specifies otherwise. Indefinite leases continue until terminated by either party, usually requiring notice in accordance with the contract or general legal principles.

Eviction requires a formal court process. A landlord cannot evict a tenant without a court order, which is issued only after legal grounds such as non-payment of rent or breach of contract are established. The eviction process involves serving notices, allowing time for the tenant to respond or remedy breaches, and judicial proceedings that must be respected to ensure tenants’ rights are protected. Self-help evictions, such as changing locks or removing tenant property without court authorization, are illegal.

Notice periods for ending a lease depend on the contract but typically range from one to three months. Early termination before the expiry of a fixed-term lease generally requires mutual consent or legal justification.

Legislation

Tenant and landlord relations in North Macedonia are primarily governed by the Law on Obligations (Закон за облигациони односи). This law sets out the general legal framework for lease agreements, covering the rights and duties of both parties, contract formation, duration, rent, deposits, termination, and eviction procedures.

How effective is the legal system in North Macedonia?

Eviction in North Macedonia must be carried out through the courts. A landlord cannot evict a tenant without a judicial decision, even if the tenant breaches the lease (e.g., by not paying rent). The typical eviction process includes:

1. Filing a lawsuit for breach of contract.

2. Court proceedings to assess the claim.

3. Issuance of a judgment authorizing eviction.

4. Execution by enforcement agents (court bailiffs) if the tenant refuses to leave voluntarily.

The legal framework for eviction in North Macedonia is clear and legally protective, particularly of tenant rights, requiring court intervention to prevent abuse. However, delays and reliance on formal contracts limit its effectiveness in practice. Landlords are encouraged to use written agreements and follow formal procedures to ensure successful eviction if necessary.

Brief history: Recent changes in landlord and tenant law in North Macedonia

In summary, recent reforms in North Macedonia have increased transparency, clarified both landlord and tenant rights, and aligned home rental processes with modern digital standards. 

While a complete overhaul of landlord–tenant law has not been initiated, these changes mark a trend toward:

1. Enhancing formalization through cadastre registration requirements.

2. Providing clearer grounds for lease termination and eviction.

3. Protecting tenants’ rights regarding repairs and lease renewal.

4. Empowering parties to use digital documentation in rental and legal processes.