Dormitory, Deposit and Tenancy Agreement — What to Know Before You Sign

You're about to sign a contract with a private dormitory operator. It sounds simple: rent amount, lease term, signature. But the devil is in the details — the deposit, upfront fees, termination clauses, guest rules.

This guide covers exactly what to check in the contract.

The deposit — the market standard

In private dormitories the deposit is usually:

• PLN 0 — Student Depot (most properties, no deposit)
• PLN 300–500 — Basecamp, some Student Depot properties
• One month's rent — premium operators (Noli Studios, LivinnX)
• Two months' rent — rarely, in older-standard properties

Plus a one-off booking fee of PLN 100–500 (usually non-refundable, but often deducted from your first month's rent).

For comparison — private rentals in Poland typically cost two months' rent + upfront fees = PLN 5,000–10,000 to get started.

What to check in the contract

1. Length of the contract

• Academic year (September–June, 10 months) — the most common
• 12 months — some properties (StudentSpace, LivinnX) require a full-year contract
• Per semester (4–5 months) — rare, but available for Erasmus students

Ask directly: can I sign for just six months? For nine months? Some operators are flexible, others aren't.

2. Notice period

The standard is 1–2 months' notice.

Key question: can the notice period be shortened in exceptional situations (dropping out of studies, illness, a death in the family)? Most operators have force majeure clauses.

3. Early-exit terms

If you want to leave before the contract ends:

• No penalty — rare, only in cases of force majeure
• With a penalty — typically 1–3 months' rent
• By subletting — you can sometimes rent the room to someone else (check the clause)

4. Rent increases

Can the operator raise the rent during the contract?

• Annual indexation — typically +3–5% YoY when you sign a new yearly cycle
• Mid-contract — shouldn't happen (normally blocked by the contract)

Always check the indexation clause — is it fixed (e.g. +3% regardless of inflation) or tied to GUS (CPI)?

5. Extra fees

Check exactly what's included in the price and what costs extra:

Typically included:

• Utilities (electricity, water, heating)
• Wi-Fi internet
• 24/7 security
• Access to the gym / coworking space / common areas
• Cleaning of common areas

Typically extra:

• Self-service laundry (PLN 3–10 per wash)
• Car parking (PLN 100–250/month)
• Bike parking (usually included, sometimes PLN 20/month)
• Printer (charged per copy)
• Extra key / card
• Extra overnight guest (sometimes a fee of PLN 50–100/night)
• Cleaning of your private room (optional, PLN 50–150/visit)

Red flags:

• "Fee for using the gym" — in a properly designed offer this is included
• "Internet fee" — in a private dormitory it's included. An operator charging extra is cutting corners

6. Guest rules

Can you have guests? Overnight ones?

• Daytime guests — usually no problem, but registered on entry
• Overnight guests — usually up to 3–5 nights a month, sometimes for a fee
• Long-term guest (a partner) — often tricky; some properties have a "double studio" for couples

7. Pet rules

Most private dormitories don't allow pets (dogs, cats). Exceptions:

• Some SHED Living properties
• A handful of premium properties (with a pet fee)
• Guide / assistance dogs (always allowed, by law)

Small animals (fish, hamsters) — often fine.

8. Smoking rules

In practically all private dormitories, smoking is banned in rooms and most common areas. Often on balconies too (where they exist).

A smoking area — sometimes outside near the building, sometimes none at all.

How contracts are signed

Online:

• Student Depot — fully online procedure, DocuSign-style
• Basecamp — online + an optional visit to the property
• LivinnX — online for international students

In person at the property:

• Smaller local operators (Akademik Praski, Hussar Loft) often require a visit

What not to sign

Red flags in a contract:

• "The operator may enter the room at any time" — reject
• "The rent may rise at any time" — reject
• No notice period (a 12-month lock-in with no exit) — reject
• "The deposit is non-refundable" with no explanation of the terms — reject
• No annex documenting the room's condition — demand one

What to keep

• A copy of the signed contract (always!)
• The annex documenting the room's condition (photos + description)
• The administration's contact details (phone + email)
• Your booking number / resident ID

Conclusion

Most private dormitories in Poland have standard, clear contracts. These aren't 50-page documents full of hidden clauses — typically 5–10 pages with transparent terms.

But always read the contract before you sign. Fire off questions to the operator if anything is unclear. A professional operator answers with specifics, not vague generalities.