Buying property

Handover protocol (předávací protokol)

In Czech: Předávací protokol

A handover protocol (předávací protokol) is a written record of handing a property over to a new owner or tenant. It notes the date, the condition of the flat or house, meter readings, keys and documents handed over and any defects.

Also called: handover report, transfer protocol, předávací protokol

What it means

A handover protocol (předávací protokol) is signed by both sides when the seller hands the property over to the buyer. It separates the period when the seller was responsible for the flat or house from the period when the buyer uses it. The parties decide on its content themselves, often using a template from a lawyer or agency.

The same kind of document is used for rentals, when a landlord hands a flat to a tenant and takes it back at the end of the lease. Our magazine article looks in detail at handing over a rented flat and recording meter readings; for a purchase the principle is similar, except that the property passes into the buyer's ownership.

How it works in the Czech Republic

In a purchase, the property is usually handed over after the buyer is entered in the land register, or on the date set in the purchase agreement. The protocol records the date and time, identifies the property, lists electricity, gas, water and heat meter readings, the number and type of keys and fobs, the fittings that stay, and visible defects or damage, ideally with photos.

Documents are handed over too: manuals and warranty cards for appliances, inspection reports, contacts for the owners' association (SVJ) or building manager, and the energy performance certificate (průkaz energetické náročnosti budovy, PENB). The seller must show the certificate to a prospective buyer before the contract is signed and hand it over at signing at the latest; the protocol can simply confirm this.

The protocol also matters for later disputes. A latent defect of a building must be claimed within five years of acquisition; the seller cannot rely on lateness if the defect stems from a fact the seller knew or must have known about at handover. Whatever you write in the protocol is evidence of the condition on that day.

Practical example

For example, a buyer takes over a flat a week after the land register entry. With the seller they walk through every room, photograph the electricity, gas and water meters, note three sets of keys and two fobs, a cracked bathroom tile, and that the kitchen units and built-in wardrobes stay. Using the meter readings, both then report the change to the energy suppliers.

What to watch out for

  • Photograph the meters and write down their serial numbers, not just the readings.
  • Record every visible defect, even small ones, and attach dated photos.
  • After handover, report the readings to the energy suppliers and the change of owner to the SVJ or building manager.
  • Sign only after walking through the whole property, including cellar, attic and garage.

Frequently asked questions

When is the handover protocol signed in a purchase?

On the day the seller physically hands over the property, usually after the buyer is entered in the land register or on the date set in the purchase agreement.

What if I find a defect after the handover?

A latent defect of a building must be claimed within five years of acquisition. Describe and document it, and ask a lawyer how to proceed.

Is a purchase protocol different from a rental one?

The content is similar: meters, keys and condition. In a rental it also supports the return of the deposit (kauce); in a purchase it shows that the new owner took over the property.

On Lovec-Realit.cz

  • Purchase agreement (kupní smlouva)A purchase agreement (kupní smlouva) is the written contract in which the seller undertakes to transfer ownership of a property to the buyer and the buyer undertakes to pay the price. Ownership passes only on entry into the land register.
  • Latent defects (skryté vady)Latent defects (skryté vady) are faults in a property that could not normally be spotted at the viewing or handover, such as damp in the walls or damaged pipes. For buildings, the law links them to a five-year period from acquisition.
  • Energy performance certificate (PENB)PENB (průkaz energetické náročnosti budovy) is the Czech energy performance certificate. It rates how much energy a building or flat needs and places it in a class from A (exceptionally efficient) to G (exceptionally inefficient).
  • Lease agreement (nájemní smlouva)A lease agreement (nájemní smlouva) is the contract under which a landlord lets a flat or house to a tenant for temporary use in exchange for rent. Residential leases in Czechia are governed by the Civil Code.
  • Owners' association (SVJ)An owners' association (SVJ, společenství vlastníků jednotek) is a legal entity that flat owners set up to manage the building and its land. It must be formed in a building with at least five units, at least four of them owned by four different owners.

Sources

Laws and official pages this text is based on (in Czech).

This text is for information only and has not yet been checked by a legal or financial expert. It is not legal, tax or financial advice. Verify important details in the listed sources or with a professional.

Updated 25 October 2026

All terms in the glossary