Rights and obligations of tenants and landlords
Most rental disputes arise not from bad intent but because the parties understand their obligations differently. Here, in one place, is what Armenia’s Civil Code says about them.
Contents
What the relationship rests on
Renting a home in Armenia is governed by the Civil Code: the section on residential leases (Articles 660–676) and the general rules on leases. Many rules apply “by default” — that is, unless the contract says otherwise. So it helps to know both the law and your own contract.
The landlord must
- hand over a vacant apartment fit for living in (Article 665)
- ensure proper operation of the building, provision of utilities for payment and repair of the building’s common property (Article 665)
- carry out major repairs unless the contract says otherwise (Article 670)
- inform the tenant of third-party rights to the apartment, such as a bank mortgage (Article 615)
- not change the rent unilaterally unless the law or the contract allows it (Article 671)
- if the lease is not registered, notify the tax authority within 5 days of letting (according to the State Revenue Committee)
The tenant must
- look after the apartment and keep it in proper condition (Article 667)
- not remodel or reconstruct it without the landlord’s consent (Article 667)
- pay the rent on time and, unless the contract says otherwise, pay utilities directly (Article 667)
- carry out routine repairs unless the contract says otherwise (Article 670)
- on leaving, return the apartment in the condition it was received, allowing for normal wear and tear (Article 625)
The tenant’s rights
- to move other people in permanently, while being answerable to the landlord for their actions (Article 668)
- to let temporary residents stay free of charge, being responsible for them; if no length of stay was agreed, they must leave within seven days of being asked (Article 669)
- if defects prevent use of the apartment, to demand that they be fixed, the rent reduced or the lease terminated (Article 614)
- to end the lease at any time with three months’ written notice to the landlord (Article 675)
- to keep the lease if the apartment is sold: the new owner becomes the landlord on the same terms (Article 664)
When the landlord can end the lease
The law does not allow evicting tenants overnight. At the landlord’s request, a residential lease is terminated by a court if:
- the tenant has failed to pay more than twice after the due date
- the tenant, or people they are responsible for, have destroyed or damaged the apartment
- the apartment is used for other purposes or neighbours’ rights are systematically violated — and the landlord’s warning has not helped
Either party may go to court if the apartment has become unfit for living or unsafe. After termination, eviction is carried out on the basis of a court decision (Articles 675 and 676).
Common disputes at a glance
| Situation | What the law provides |
|---|---|
| The landlord wants to raise the rent mid-term | Only by agreement, or if the contract or the law expressly allows it (Article 671) |
| The tenant wants to let a room to someone else | The landlord’s consent is required; the sublease cannot outlast the lease (Article 673) |
| The tenant wants to change the layout | Not without the landlord’s consent (Article 667) |
| The lease has expired, the tenant stays and keeps paying | If the landlord doesn’t object, the lease is deemed renewed on the same terms for an indefinite period (Article 624) |
| The tenant wants to leave early | Three months’ written notice (Article 675) |
Anything the law leaves to the parties is worth settling in the contract: who repairs appliances, whether pets are allowed, how and when the deposit is returned. If you are unsure how a rule applies to your situation, consult a lawyer or a notary.
Key takeaways
- The core rules for residential leases are in Articles 660–676 of Armenia’s Civil Code; many apply unless the contract says otherwise.
- Major repairs fall on the owner; routine repairs and utilities on the tenant, unless agreed otherwise.
- Rent cannot be changed unilaterally, and subletting requires the owner’s consent.
- A tenant may leave with three months’ written notice; eviction is only possible through the courts.
- Selling the apartment does not end the lease.
