Renting an apartment or house to accommodate workers is becoming increasingly common in Croatia. Employers often need reliable accommodation for several employees at the same time, while property owners may prefer renting their property to one company rather than managing several individual tenants.
This type of rental can work very well for both sides, but it is important to understand how the arrangement works, what should be included in the rental agreement, and which accommodation requirements apply.
Particular attention is needed when accommodation is provided to third-country nationals, because Croatian regulations introduced specific accommodation requirements in 2026.
What is a third-country national?
A third-country national is a person who is not a citizen of a European Economic Area country or Switzerland. This includes citizens of countries such as Bosnia and Herzegovina, Serbia, India, Nepal, the Philippines, Ukraine and many other countries outside the EEA and Switzerland. Stateless persons are also treated as third-country nationals under Croatian immigration rules.
This distinction is important because the specific accommodation rules discussed below apply to third-country nationals in the situations regulated by the Croatian Rules on the Residence of Third-Country Nationals.
What changed in 2026?
New accommodation requirements were introduced through amendments to the Rules on the Residence of Third-Country Nationals in the Republic of Croatia, published in the Official Gazette No. 43/2026.
The amendments were published on April 22, 2026 and entered into force on April 30, 2026. They introduced specific requirements concerning the size, equipment and occupancy of accommodation provided to third-country nationals.
For employers and property owners, this means that choosing an apartment based only on its advertised number of bedrooms is no longer enough. The actual capacity of the property must also be checked against the applicable rules.
How much space is required?
For accommodation covered by the rules, the minimum area is:
- 14 m² for the first third-country national
- an additional 6 m² for each additional person
The calculation includes the space used for sleeping, food preparation and sanitary facilities.
This results in the following minimum areas:
- 1 person: 14 m²
- 2 people: 20 m²
- 3 people: 26 m²
- 4 people: 32 m²
- 5 people: 38 m²
- 6 people: 44 m²
- 7 people: 50 m²
- 8 people: 56 m²
For example, a 44 m² apartment can meet the minimum area requirement for six third-country nationals, provided all the other accommodation requirements are also satisfied.
However, square metres are not the only limitation.
How many workers can live in one apartment?
In an apartment in a multi-unit residential building, a maximum of eight third-country nationals may be accommodated, even if the apartment is larger than 56 m². The apartment must also have at least one sanitary facility.
For certain buildings with one or two residential units, different limits apply. The rules provide for a maximum of 10 workers per 150 m², together with at least one sanitary facility per 150 m².
This is an important point for property owners. A large apartment does not automatically mean that an unlimited number of workers can be accommodated.
What must the accommodation provide?
The property must meet more than a minimum square metre requirement.
The accommodation must have:
- a suitable area for living and sleeping
- a sanitary facility
- an area for preparing food, unless there is access to a shared food preparation area such as a canteen
- running water
- electricity
- appropriate lighting
- adequate ventilation
- heating where required
- functional furniture and equipment
- appropriate electrical and gas installations where applicable
The rules also state that furniture and equipment must not be worn out or damaged and must be in functional condition. The height of the rooms must allow people to move around safely and without obstruction.
Where sleeping accommodation is provided separately for men and women, those sleeping areas must be physically separated, except where the occupants are family members.
In other words, a property that technically has enough floor space may still not be suitable if it does not meet the other accommodation requirements.
Is there a maximum number of workers in a building?
Yes, depending on the type of property.
For an apartment in a multi-unit building, the maximum is eight third-country nationals in the individual apartment. For buildings with one or two residential units, the applicable rule is based on the 150 m² threshold and the maximum number of workers permitted within that space.
The exact classification of the building is therefore important when determining how many workers can legally be accommodated.
Do owners need the consent of other co-owners?
In certain multi-unit residential buildings, yes.
When accommodation is provided in a residential or residential-commercial building with four or more separate units, and more than four adult third-country nationals who are not close relatives are to live in the same apartment, written consent from the building's co-owners is required, in accordance with the regulations governing building management and maintenance.
This is an important point for owners considering renting an apartment to a company for worker accommodation. Having enough square metres does not by itself mean that the property can be used for any desired number of workers.
Who signs the rental agreement?
There are several possible arrangements, but one practical model is particularly common for companies.
The company is the tenant, while the workers are the users of the accommodation.
For example, a company may rent an apartment for six people. The company pays the rent and remains the contractual tenant, while the individual workers living in the apartment may change over time.
This can be much simpler for the property owner than having six separate tenants and six separate contracts.
The rental agreement should clearly state the maximum number of people allowed and whether the company is permitted to replace individual workers during the term of the agreement.
Can workers be replaced during the lease?
This should be clearly regulated in the contract.
Worker accommodation is different from a typical residential rental because employees may change during the year. One worker may leave Croatia, change jobs or move to another location, while another worker takes their place.
A well-prepared agreement can allow the company to replace users without requiring a completely new rental agreement each time, provided that:
- the maximum number of occupants is not exceeded
- the accommodation continues to comply with the applicable requirements
- the company remains responsible under the original agreement
The identity of the people actually living in the property may still need to be documented for residence and work-related procedures.
What happens if the company wants more workers?
This should not be handled informally.
If an apartment is rented for six people and the company later wants to accommodate seven or eight, the owner and company should first check whether the property legally and physically allows the increased number.
The change should then be recorded in writing, for example through an amendment to the rental agreement, with the new number of occupants and any corresponding change in rent.
A simple message saying "we will add two more people" is not a good substitute for a properly documented agreement.
Can the rental be agreed as a fixed monthly amount or per bed?
Both models can be used in practice.
Fixed monthly rent for the entire property
The company pays one agreed amount for the apartment, with a defined maximum number of occupants.
For example, the agreement could provide for 1,500 EUR per month for accommodation for up to six workers.
This model is simple for both sides because the owner receives one monthly payment and the company knows its accommodation cost in advance.
Rent per person or per bed
Another option is to calculate rent according to the number of occupied beds.
For example, the agreement could provide for 250 EUR per person per month.
This can be useful when the number of workers changes frequently, but the contract should clearly explain what happens with empty beds, maximum occupancy and changes in the number of users.
What about utilities?
There is no single standard arrangement, which is why this should be clearly defined in the contract.
Utilities can be:
- included in the monthly rent
- charged as a separate fixed monthly amount
- paid according to actual consumption
The agreement should clearly state what happens with electricity, water, gas, internet, communal costs and any other recurring expenses.
Leaving these details unclear is one of the easiest ways for disagreements to arise later.
How does the 30 percent salary rule work?
When an employer provides accommodation or acts as an intermediary in providing accommodation for a third-country national, the rent charged to that worker must be appropriate to their salary and cannot exceed 30 percent of their net salary. The amount also cannot simply be automatically deducted from their salary. The employer must provide the worker with a rental agreement or an equivalent document clearly stating the accommodation terms and rent.
This is important because the rule concerns the amount charged to the worker.
It does not mean that the owner of an apartment can only charge a company 30 percent of the worker's salary.
For example, an owner and a company may agree on a monthly rent of 1,500 EUR for an apartment. If the company later charges part of that accommodation cost to an individual worker, the 30 percent limit becomes relevant to that amount.
What documentation is needed for appropriate accommodation?
The regulations provide for a Statement of Appropriate Accommodation, known as Form 17a. When the relevant application for a residence and work permit is submitted, the applicant signs a statement confirming that the accommodation meets the applicable requirements. The form does not have to be notarized.
Depending on the circumstances, documentation concerning the accommodation can include a rental agreement or an equivalent statement from the employer and property owner.
This is one reason why it is useful for the rental agreement to contain clear information about the property, its area, the rental terms and the number of people who will actually live there.
Residence registration for workers
Accommodation documentation can also be relevant when a third-country national registers their residence or changes their address in Croatia.
The 2026 rules state that residence or a change of address cannot generally be registered at an employer's registered office unless appropriate accommodation can be provided in accordance with the applicable accommodation requirements. The rules also regulate when the owner needs to be present and allow certain documents to be used for the registration process, including a rental agreement that has been notarized or certified by the Tax Administration.
For this reason, employers should make sure that the accommodation documentation is properly prepared before workers need to complete their residence registration.
What does the transitional period mean?
The 2026 amendments also introduced a transitional period.
Third-country nationals who already had registered residence when the new rules entered into force on April 30, 2026 are not subject to the new appropriate accommodation requirements for one year, provided they continue to live at the same registered address. This transitional protection therefore generally runs until April 30, 2027.
This is particularly relevant to existing worker accommodation arrangements that were already in place before the new rules came into force.
What should be included in the rental agreement?
A good rental agreement for worker accommodation should clearly define:
- who the tenant is
- who is allowed to use the property
- the maximum number of occupants
- whether individual workers can be replaced
- the monthly rent
- whether the rent is for the entire property or calculated per person
- how utilities are paid
- the deposit and conditions for its return
- responsibility for damage
- maintenance responsibilities
- house rules
- notice periods
- what happens if the company wants to increase the number of occupants
The more precisely these points are defined, the less room there is for misunderstandings later.
What should property owners consider before renting to a company?
Renting to a company can be attractive because the owner has one contractual tenant and one source of payment, rather than several individual tenants.
At the same time, owners should understand that worker accommodation can involve:
- a larger number of people using the property
- higher consumption of electricity and water
- greater wear on furniture and appliances
- more frequent maintenance
- changes in the people living in the property
The rental price should therefore reflect the actual level of use and the condition of the property.
What should employers consider when choosing accommodation?
For employers, price is only one part of the decision.
A suitable property should also be assessed based on:
- number of workers to be accommodated
- location
- distance from the workplace
- access to public transport
- parking
- number of bedrooms
- number of bathrooms
- kitchen facilities
- overall condition of the property
- compliance with the applicable accommodation requirements
A cheaper apartment that is too far from the workplace or cannot legally accommodate the required number of workers may ultimately be a more expensive solution.
Why work with a real estate agency?
Finding suitable worker accommodation can be much easier with an agency that understands both the property market and the practical requirements of employers.
A professional real estate agency can help:
- identify suitable properties based on the required number of workers
- assess whether the size and layout are appropriate
- explain local rental prices
- negotiate the rent and rental conditions
- prepare or coordinate the rental agreement
- coordinate communication between the owner and employer
- connect clients with lawyers and other professionals when needed
- help organize the handover of the property
For employers who regularly need accommodation for several workers, working with an agency can also make it easier to find additional properties as their staffing needs change.
For property owners, an agency can help identify companies looking for long-term worker accommodation and structure the rental arrangement clearly from the beginning.
A practical example
Imagine a company needs accommodation for six workers.
It finds a 44 m² apartment in a multi-unit residential building.
The first question is whether the apartment satisfies the minimum area requirement. Under the 2026 rules, six third-country nationals require at least 44 m², including sleeping, food preparation and sanitary areas.
The next questions are just as important:
Does the apartment have the required facilities? Is there at least one sanitary facility? Does the building fall under the multi-unit building rules? Is the maximum number of occupants respected? If more than four unrelated adult third-country nationals will live there, is the required co-owner consent in place?
Only after these questions have been answered should the parties finalize the rental arrangement.
Conclusion
Renting property to a company for worker accommodation can be an attractive long-term rental strategy for property owners and a practical solution for employers.
The key is to treat it as more than a standard apartment rental. The number of occupants, property size, facilities, rental agreement, utilities, residence registration and applicable rules all need to be considered together.
The 2026 changes are particularly important when accommodation is provided to third-country nationals. Understanding the rules in advance helps employers avoid problems and helps property owners make informed decisions about whether their property is suitable.
A good rental arrangement should give both sides clarity from the beginning: how many people can live there, who is responsible for what, how much is paid, and what happens when circumstances change.
For owners and companies looking for worker accommodation, a professional real estate agency can help find suitable properties, negotiate the terms and connect both sides with the right legal and professional support.
