The current amendment to the Czech Labour Code, which is commonly referred to as Flexinovela and will be referred to as such in this text, represents a significant legislative change in the labour law of the Czech Republic.

The Flexinovela brings several major changes in the field of employment relations, from changes in the regulation of probationary periods, through new rules on notice periods to new conditions for working parents and some other partial changes.

The following summary provides a detailed description of all the key changes that the Flexinovela brings and their practical implications for employers and employees.

Download our eBook on the Czech Labour Code, or read more below:

Legislative process and implementation

After several months of waiting, the Flexinovela went through the complete legislative process and was signed by the President of the Republic on 25 April 2025 and published in the Collection of Laws on 29 April 2025.

Under the established procedures, it will take effect on the first day of the second month after promulgation, i.e. 1 June 2025. All changes described below will take effect on that date, unless otherwise specified for specific chapters.

Trial period

Extension of the maximum length of the trial period

In several cases, the Flexinovela encroaches on areas that have long been unchanged and are so entrenched that change is met with some degree of reluctance.

One such change is the extension of the maximum length of the trial period. Whereas traditionally for decades the maximum was 3 months for regular employees and more recently 6 months for managerial employees, these limits have now been increased to:

For regular employees
4 months

%
For managerial employees
8 months

%

(within the meaning of Section 11 of the Labour Code)

Possibility of additional contractual extension of the trial period

An important novelty is also the possibility of an additional extension of the already agreed trial period, which was not possible before.

Under the new regulation, the employer and the employee can agree in writing to extend the trial period until the maximum limits (4 or 8 months) are reached. Thus, for example, if a trial period of two months was initially agreed, it can be extended by an amendment to the employment contract for a further two months before the trial period ends. Alternatively, if the employee has been promoted to a managerial position during the agreed four-month trial period, the trial period may be extended to eight months.

Statutory extension of the trial period

The Flexinovela also brings clearer rules for the extension of the trial period, which occurs by law.

The trial period is extended by law by the employee’s working days on which they have not worked a full shift during the trial period due to:

Obstacles at work (e.g. temporary incapacity for work, caring for a dependent person, attending a wedding)

Use of leave

And newly also for unexcused absence from work

However, if the employee works part of the shift, the trial period is not extended. In the case of a statutory extension, the trial period shall be extended by the employee’s working days, not by calendar days.

Transitional provisions, i.e. which legislation to follow

According to the transitional provisions, the decisive moment is when the trial period was agreed, i.e. when the employment contract was concluded. According to the transitional provisions of the Flexinovela, the trial period agreed before 1 June 2025 (i.e. before the Flexinovela comes into force) is governed by the existing (i.e. ‘old’) wording of the Labour Code. The transitional provisions thus link the new regulation not to the start of the employment relationship or the start of the trial period, but to the moment of its negotiation (which does not seem very practical).

The extended trial period and the possibility of its additional extension can therefore only be used for employment contracts concluded no earlier than 1 June 2025.

What are the practical implications of the changes to the trial period?

  • In new employment contracts, you can agree a trial period of 4 months (or 8 months for managerial employees).
  • This option applies only to contracts that are concluded no earlier than 1 June 2025.
  • If you agree a shorter trial period, e.g. 2 months, you can subsequently extend it to up to 4 months (or 8 months for managers) before the trial period ends).
  • For trial periods agreed before 1 June 2025, the original regulation applies, i.e. a maximum of 3 months (or 6 months for managerial employees), as well as the impossibility to extend them further.
  • When calculating the end of the trial period, remember that it is extended by law not only by a full day’s holiday and a full day’s absence (or a combination of these if the employee misses a whole shift as a result), but also by unexcused missed shifts.

Employment of parents and modification of parental leave conditions

Working during parental leave

The Flexinovela brings a major change for parents on parental leave. It will now be possible for an employee to perform the same type of work for their employer during parental leave as agreed in their employment contract, through agreements on work outside the employment relationship (“DPP” or “DPČ”). Please note that this option is not available during maternity leave, which, according to the explanatory memorandum, has a clear aim and purpose, namely the recovery of the mother and the healthy development of the baby in the first days and weeks.

This provision responds to the practical needs of the labour market, as until now employees on parental leave could only work for their employer in a different position than the one specified in their employment contract. If they wanted to maintain their relationship with the employer and the work team and earn extra money, they had to look for a different job and this often led to circumvention of the law in practice.

The regulation remaining in place states that if there is no longer such a matching position with the employer, the employer must place the employee in the position according to their employment contract (i.e. the agreed type of work and the agreed place of work).

Fixed-term employment relationship and parental leave

Significant changes also affect fixed-term employment relationships in the context of parental leave:

Substitutes for employees on parental leave: It will now be possible to renegotiate fixed-term employment relationships without limitation on the number of renegotiations if the employee is a substitute for a temporarily absent employee during maternity, paternity or parental leave. The current ‘three times and enough’ rule (once to agree, twice to repeat) will no longer apply in these cases

Maximum total duration: although there will be no limit on the number of repetitions, the individual duration of fixed-term employment relationships so negotiated may not exceed 3 years and the total duration may not exceed 9 years.

Return to work after parental leave

Another important change is the extension of the period for which the employer must place the employee in the same position (‘same chair’) when returning from parental leave. While previously the employer had to allow the employee to return to the original position only during the maternity leave, this obligation now applies until the child is 2 years old.

Special compensation for work and parental leave abroad

The new legislation introduces special compensation for employees in the public sector who work abroad when taking maternity or parental leave abroad. These employees will be entitled to reimbursement of accommodation expenses for 14 weeks at the same rate as before taking maternity or parental leave.

The condition is that the employee gives notice of the intention to take maternity or parental leave abroad at least 10 weeks before the expected date of the birth.

Transitional provisions, i.e. which legislation to follow

The transitional provisions are completely silent on the changes concerning parents, which means that all these changes must be applied automatically as from the entry into force of the Flexinovela, i.e. from 1 June 2025.

Among other things, this means and is confirmed by the interpretation of the Ministry of Labour and Social Affairs, that the extended entitlement to the ‘same chair’ also applies to parental leave commenced before the Flexinovela takes effect, if the return falls between the effective date of the Flexinovela and the child’s 2nd year of age. To qualify for this entitlement, the employee must return to work from parental leave no later than the day before the child’s second birthday.

What do the changes to the employment of parents mean in practice?

  • You can negotiate a parallel employment relationship with an employee on parental leave on the basis of agreements on work outside the employment relationship (“DPP” and “DPČ”), for the same type of work that the employee does for you in the employment relationship.
  • You can enter into an unlimited number of fixed-term contracts with a person replacing employees on maternity or parental leave, but the total length must not exceed 3 years in a single contract and 9 years in total.
  • You must place on the same position not only an employee who returns from maternity leave, but also an employee who returns from parental leave before their child turns 2.

Termination of the employment relationship

New start of the notice period

A very important change brought by the Flexinovela is the adjustment of the start of the notice period. The notice period will now start on the date of delivery of the notice and not, as was previously the case, on the first day of the calendar month following the delivery of the notice.

The notice period will then terminate at the end of the day that coincides numerically with the date of delivery of the notice in the following month(s). For example, if notice is given on 15 June, the notice period will end on 15 August (with two months’ notice). If there is no such calendar day in the month (e.g. if the notice is delivered on 31 December), then the notice period will end on the last day of the relevant month (i.e. 28 February).

Length of the notice period

The Flexinovela introduces different minimum notice periods depending on the reason for termination:

  • At least 1 month in the case of termination for sanction reasons (Section 52(f), (g) and (h) of the Labour Code), i.e. for breach of duties, failure to meet qualifications or requirements or unsatisfactory performance.
  • At least 2 months if you give notice for other reasons.

However, it is also possible to agree on a different length of notice period or a different way of running it, both for ‘normal’ and for sanctions grounds. If you are not interested in having the notice period start on delivery, which may cause different termination dates for individual employees, e.g. in the case of major organisational changes, then it is possible to keep the current arrangement. For new contracts, you will need to include a special provision in the contracts to set out the start of the notice period. The correct procedure for existing contracts will then depend on how you have contracts of employment currently set up.

Transitional provisions, i.e. which legislation to follow

The decisive moment is the moment of delivery of the notice. This means that if the notice was delivered at the latest on 31 May 2025, the shortened notice period for penalty grounds cannot be applied, nor can the notice period be calculated from the moment of delivery of the notice. The new rules will then apply to notice served from 1 June 2025 (i.e. after the Flexinovela comes into force), provided that you do not explicitly state in your employment contract with the employee how long the notice period is and how it runs (see the following section on this).

Practical effects on employment contracts

The crucial factor is how you have set the notice period:

  • If it is expressly agreed in the employment contract that the notice period is 2 months and starts on the first day of the month following the delivery of the notice, it will be necessary to modify the employment contract by an amendment to apply the new regulation.
  • If you have only a general reference to the Labour Code or a legal regulation in your employment contract (e.g. “The length of the notice period and its duration are governed by the Labour Code”), then you can automatically follow the rules from 1 June 2025. However, please note that the specific indication of the length and duration of the notice period should be included in the written information that the employer provides to the employee pursuant to Section 37, so it is advisable to amend this written information as well; although the employer is not legally obliged to inform the employee of the change in legislation, we recommend doing so so that employees are aware of the change and unnecessary complications and misunderstandings do not arise in practice.

In the case of new employees, it is advisable to include the length of the notice period and how it will run in the written information pursuant to Section 37 of the Labour Code, and therefore not to negotiate it in the employment contract.

Termination on medical grounds and one-time compensation

Merging of termination grounds for health reasons

The Flexinovela merges the existing termination grounds relating to the employee’s loss of medical ability. While until now the Labour Code distinguished between:

  • Loss of capability due to occupational disease or injury (§ 52(d)) and
  • Loss of capability for other reasons (§ 52(e))

There will now be a single ground: long-term loss of capacity to perform the existing work for health reasons. This change responds to previous case law according to which a notice of termination was invalid if the employer used an incorrect reason for termination, even if in fact the reason for termination existed, but at the time the notice was given it was not certain whether the loss of medical capacity was caused by an occupational disease or accident at work (§ 52 písm. d)) or was not directly related to the performance of the employment (§ 52 písm. e)).

The existing termination ground relating to the maximum permissible level of exposure (§ 52(e)) will be recast as a separate termination ground.

One-off compensation instead of severance pay

A major new feature is the replacement of severance pay with a one-off compensation upon termination of employment due to long-term loss of medical capability as a result of:

Work injury

Occupational diseases (including the risk of occupational diseases)

The one-off compensation will be equivalent to 12 times the employee’s average monthly earnings and represents satisfaction – a one-off compensation provided to an employee whose employment has ended for work-related health reasons.

Key characteristics of a one-off compensation:

  • This is compensation for non-pecuniary damage (satisfaction)
  • It is not subject to social security and health insurance contributions
  • It is paid even if the medical assessment is issued after the end of the employment relationship (of course, after the medical assessment has been issued)
  • It is covered by the employer’s statutory insurance (unlike the existing severance pay)
  • It may be reduced if the employee is jointly at fault (in the case of a work-related injury)
  • Replaces the existing entitlement to severance pay
  • Employer may provide a higher benefit, but the insurance company is only required to pay 12 times average earnings

In the event of termination of employment due to reaching the maximum permissible level of exposure, the employee will remain entitled to severance pay in accordance with Section 67(3) of the Labour Code (also equal to 12 times the average earnings).

Transitional provisions, i.e. which legislation to follow

The decisive date is the date of termination of employment. Only employees whose employment ends on or after 1 June 2025 will be entitled to a one-off compensation. Employees whose employment ends due to loss of medical capacity due to an occupational injury or disease at the latest on 31 May 2025 are entitled to a severance payment under the current legislation.

Extension of time limits for termination of employment relationship

Extension of subjective and objective time limits

The Flexinovela extends the time limits within which an employer may give notice or immediately terminate an employee’s employment for breach of employment obligations:

  • The subjective time limit is extended from two to three months (the time limit within which the employer becomes aware of/discovers the violation)
  • The objective time limit is extended from one year to fifteen months (the time limit from the moment the breach occurred)

This change reflects the requirements of practice, as in many cases it is difficult for employers to obtain all the necessary information and fully assess the case within the current short timeframe.

Transitional provisions, i.e. which legislation to follow

The decisive point is the moment when the employee’s breach of their duties occurred. Therefore, the extended time limits apply only to breaches of employment obligations occurring from the date of effect of the Flexinovela. If the employee has breached their employment obligations before 1 June 2025, the subjective and objective time limits are governed by the original regulation.

Invalid termination of employment relationship

Compensation for invalid termination of employment

The Flexinovela explicitly provides that in the event of an invalid termination of employment, the employee is entitled to compensation for untaken leave in addition to wages or salary.

This change responds to the development of case law in the European and subsequently also in the Czech environment and reflects the fact that court proceedings to determine the invalidity of an employment relationship are often quite lengthy.

Moderation of wage compensation

The current wording of the Labour Code already allows the court to reduce (i.e. moderate) the wage compensation that will be paid to the employee in the event of success in the litigation. The Flexinovela extends the demonstrative list of facts that the court takes into account when reducing the wage compensation. A reduction of up to 6 times average earnings is possible not only if the employee had other employment during the litigation (and thus generated the income meant to be replaced by the wage compensation), but now also explicitly if the employee was engaged in other gainful activity (e.g. as a self-employed person). This is a logical change that is consistent with the intent of the provision and removes the apparent inequality between the forms of gainful activity of the employee.

Newly, an employee who considers the termination of the employment relationship invalid does not have to notify the employer that they insist on continued employment without undue delay. It is sufficient for them to do so at any later time, e.g. even in the course of (timely initiated) litigation, which is in line with previous case law.

What do the changes to termination of employment mean in practice?

  • If you have not agreed on the length and duration of the notice period in your employment contracts, you will be governed by the new regulation as of 1 June, i.e. the notice starts on the date of delivery and the shorter notice period for penalty grounds will apply.
  • If you have agreed on the length and/or duration of the notice period in your employment contracts, you follow the agreed terms; to apply the changes brought about by the Flexinovela, you need to conclude an amendment to your employment contracts.
  • If, according to a medical report, an employee loses the ability to perform his/her current job on a long-term basis, you do not need to address whether this is due to an occupational injury, occupational disease or a non-occupational medical reason for termination, it is the same reason for termination; you only address the circumstances for the purposes of providing severance pay or, after the Flexinovela, a one-off compensation.
  • If an employee is breaching their duties, you have a longer period of time to investigate and assess the misconduct and any termination or immediate termination must take place within 3 months of becoming aware of the reasons.

Changes to payroll

Extension of payroll delivery options

The Flexinovela introduces a very specific method of electronic delivery of wage statement. The wage statement is included among the documents that must be delivered to the employee by hand (similar to a notice of termination or other forms of unilateral termination of employment). Thus, its electronic delivery was also subject to strict conditions, which, however, are contrary to the needs of practice.

It will now be possible to deliver the wage statement to an electronic address other than the employee’s private address, which the employee has designated for the delivery of unilateral documents, provided that the following conditions are met:

  • The wage statement will be signed with a recognised electronic signature of the employer
  • The employee will be able to save and print the wage statement
  • The employee shall acknowledge receipt of the wage statement within 15 days; failure to do so shall render the delivery ineffective

If the above conditions are met, it will therefore be possible to deliver the wage statement to the employee’s company email, or by storing it in the employer’s internal system (which will allow confirmation of reading by the employee).

Timing aspects of the delivery of wage statement

Another change is that the employer is obliged to provide the employee with a wage statement before the commencement of work. Therefore, it will not be sufficient, as it was before, to hand over the wage statement on the day of commencement of work). The wage statement is delivered at the moment (i.e. not on the date) of acknowledgement of receipt. This is a consequence of the principle that the employee should be made aware of the pay conditions before commencing work.

The other options for delivery of the wage statement (including electronic delivery to the employee’s designated address) and their terms and conditions remain unchanged.

Payment of wages and salary

Cashless payout as a primary method

It is almost unbelievable that until now the basic method of payment of wages has been cash at the workplace. The Flexinovela finally responds to practice and establishes non-cash payment of wages as the primary method. Only in the following cases will wages be paid in cash during working hours and at the workplace:

Employee does not have a bank account

Employee does not agree to non-cash payment of wages or salary

Employee did not provide cooperation (did not provide account number)

Wages or salary are normally paid in Czech crowns to a bank account in the Czech Republic. The employee must have the money in the account on the pay date.

Payment of wages in a foreign currency

An important novelty is the extension of the possibility to pay wages in foreign currency. It will now be possible to pay wages in foreign currency in the presence of a so-called foreign element in the employment relationship, particularly in the following cases:

  • The place of work is abroad
  • The employee is a foreigner
  • Employee is a citizen of an EU Member State who does not have permanent residence in the Czech Republic
  • The employee lives abroad permanently or pays for him/her or his/her family living expenses abroad

The employee’s consent is required for payment of wages in a foreign currency (it must be an agreement). Only the currency for which the Czech National Bank announces the exchange rate can be used. For the conversion, the Czech National Bank’s rate for the first working day of the month following the month for which the wage entitlement arose is used.

Work of minors from 14 years of age

New employment possibilities for minors

The Flexinovela introduces the possibility to employ minors from the age of 14, even if they have not yet completed compulsory schooling. These minors will be able to do so-called light work during the main holidays, which will not compromise their health, education or moral development. The main holidays are the summer holidays, i.e. July and August, with the exact dates of the holidays being determined annually by the Ministry of Education, Youth and Sports (e.g. this year Saturday 28 June – Sunday 31 August 2025).

To conclude an employment contract or agreement with a person under 15 years of age, the consent of the legal guardian is required in accordance with the Civil Code.

Light work and its limitations

Light work means work falling within the first category under the Public Health Protection Act which does not require special authorisation.

According to the explanatory report, the permitted activities include, for example:

Work of camp leaders and animators

Help in the kitchen

Hospitality service without selling alcohol

Manual car washing

Distribution of flyers

Help in administration

Social network management

Tutoring or translating

On the opposite, work in construction, operating machinery, in forestry or on night shifts is forbidden.

Working hours and medical checks

For minors under the age of 15 or those who have not completed compulsory schooling, working hours are limited to a maximum of 7 hours per day and 35 hours per week. These employees are not allowed to work between 20:00 and 6:00 and cannot work overtime.

For minors, the length of the weekly working time is assessed cumulatively for all employment relationships. Daily rest must be at least 14 hours.

Before starting work, minors must undergo an initial medical examination, which is paid for by the employer. This obligation applies to both employment and agreements for work performed outside the employment relationship (“DPP”, “DPČ”).

Extraordinary events and rest

The Flexinovela introduces the possibility of reducing the daily rest period to 6 hours in the event of an emergency, which means:

  • Accidents
  • Natural disasters
  • Other emergencies including recovery operations

This refers to situations that the employer is unable to control even with all due diligence, such as network outages, cyber and hacker attacks, leaks of hazardous substances, effects of storms, floods, etc.

In the event of a reduction in daily rest, the employer shall provide the employee with extended compensatory rest at the earliest possible time.

Other changes to the labour code

Long-term care provision

If the employee is providing long-term care, the employer will now have to excuse the employee’s absence despite the existence of serious operational reasons on the employer’s side with which the employee’s absence conflicts.

Transfer of leave

The possibility of transferring leave is now introduced also in the event of a change in the basic employment relationship, i.e. in the event of a change in the employment relationship to an agreement on the performance of work or an agreement to complete a job, and vice versa, in the event of the replacement of one form of agreement by another.

Trade union activities

The Flexinovela regulates the conditions for proving the existence of a trade union in the employer. The trade union will now have to prove at the employer’s request that at least 3 employees of the employer are organised with it. This proof does not have to be part of the initial notification of the presence of a trade union with the employer.

Proof of membership is in the form of a notarial record, which is the result of the cooperation between the trade union and the employer. The costs of the notarial deed shall be borne by the employer.

Prohibition of the pay confidentiality clause

The amendment explicitly prohibits so-called confidentiality clauses on wages/remuneration and their components. Violation of this prohibition may be punishable as an offence with a fine of up to CZK 400,000.

If you have clauses in your contracts of employment, you must remove them from the documents for incoming employees altogether. If it applies to existing employees, then the best solution is to sign amendments to remove (delete) the confidentiality clauses from the employment contracts. 

However, the Ministry of Labour and Social Affairs admits that where it would not be feasible to conclude amendments or would be excessively administratively demanding, employers may cancel the concluded clauses by unilateral declaration addressed to the employees, by which the clauses will be declared null and void.

Clarification the definition of a single person

The Flexinovela clarifies the definition of a single person, who is:

  • Person not living in a marriage, partnership or registered partnership.
  • The category of ‘single person for another serious reason’ (assessed in socio-economic terms, e.g. employees whose spouse or partner is serving a sentence) remains.

Additional rules for calculating average earnings

The rules for calculating average earnings are also clarified for cases where average earnings are determined after termination of employment (for example, for severance pay purposes) and for cases where there is a change in hours of work:

  • For the purposes of severance pay (or leave compensation), the average earnings are determined for the calendar quarter preceding the last day of employment (e.g. if the last day of employment is 31 December, the average earnings determined during the fourth calendar quarter will be used, with the 3rd calendar quarter being the relevant period for determining the average earnings);
  • In the event of a change of hours during the reference period, the adjustment to the calculation of average earnings is more precise.

Cancelation of medical examinations

Finally, rather surprisingly, the Flexinovela also brought the abolition of entry medical examinations, although these were originally part of another amendment.

As of 1 June 2025, it is therefore no longer necessary to carry out initial medical examinations for non-hazardous work classified as Category 1. This applies to all types of employment relationship, i.e. employment contract and agreements on work outside the employment relationship.

In case of agreements on work outside the employment relationship, employees classified in non-risk category 2 did not need to undergo an entry medical examination. However, the Flexinovela abolishes this rule, therefore from 1 June 2025, all employees on a agreements on work outside of employment relationship classified in category 2 will be required to undergo the entry medical examinations, regardless of risk.

However, the legislation allows employers to send applicants for an entry medical examination where the employer considers it appropriate.

2023 changes

After many weeks of discussions, adjustments and negotiations, the long-awaited amendment to the Czech Labour Code was finally approved.

On 13 September 2023, the House of Representatives overruled the Senate’s proposals to the amendment to Act No. 262/2006 Coll., the Labour Code (the “Labour Code”) and therefore approved the amendment as submitted to the Senate by the House of Representatives.

The Act was signed by the Czech President on 17 September 2023 and published in the Collection of Laws on 19 September 2023 as Act no. 281/2023 Coll.

Effective date

The amendment is intended to enter into effect generally on the first day of the month following its publication in the Collection of Laws. The amendment will thus enter into force on 1 October 2023.

The provisions concerning the introduction of the right to annual leave for employees working under agreements on work performed outside the employment relationship are to take effect from the first day of the year following the publication of the amendment in the Collection of Laws, i.e. 1 January 2024.

This also applies to the amendment of Section 92 regulating continuous weekly rest and the modifications to Section 303 Subsection 3 limiting the activities defined therein for selected groups of public sector employees.

Quick overview of the changes

The amendment brings the following changes:

1. DPP/DPČ

  • Application of obstacles to work on the part of the employee: absence must be excused, but no legal entitlement to salary compensation (unless agreed otherwise)
  • Annual leave applies
  • Salary premiums apply (work on weekend, bank holiday, night work)

2. Expansion of employer´s information obligation

  • At the start of the employment relationship and in the event of changes
  • On temporary posting
  • In the case of agreements for work outside the employment relationship

3. Remote work

  • Agreement between employee and employer required, with exceptions
  • Possible lump sum reimbursement of expenses – exempt from insurance premiums at the statutory rate

4. Electronic document signing

5. Document delivery

  • The new rules only apply to unilateral documents
  • Personal delivery or electronic delivery is primary; delivery by mail is secondary

6. Continuous daily rest

7. Parental leave

  • Written request in general at least 30 days in advance
  • Stating the duration of parental leave in the request

8. Rights of employees caring for others

  • Shorter working hours and other adjustments to working hours
  • Remote work
  • Request for reinstatement of original conditions

Detailed list of changes

1. DPP/DPČ:

All changes concerning agreements outside the employment relationship (i.e. agreement on work performance or “DPP” and agreement on work activity or “DPČ”) are related to the underlying change of concept, according to which the working time provisions will now apply to these agreements.

As a result of the application of the working time provisions, the employer will be obliged to:

1.1. Issue a working time schedule

The schedule will need to be communicated to the employee at least 3 days in advance unless the parties agree on a longer or shorter reasonable period of time. The extent to which this period can be shortened is debatable; in special, justified cases, for example, a period of 1 day could be considered; however, until sufficient interpretative practice develops, we recommend that, in order to uphold the principle of predictability of the terms of the employment relationship, the three-day period is generally kept unless special circumstances of the work or operation are present.

All provisions concerning the scheduling of working time must be complied with:

  • the provision of breaks at work,
  • ensuring uninterrupted daily rest periods (which replaced rest between shifts) and uninterrupted weekly rest periods,
  • provisions on night work, on-call time etc.

This is also linked to the employer’s obligation to record working time.

1.2. Pay salary premiums

Unless the employer is able to schedule working hours so that no work is performed during these times, DPP and DPČ workers will now be entitled to additional premiums for work on public holidays, weekends or night work.

1.3. Provide annual leave

From 1 January 2024, an employee working based on DPP or DPČ agreements will be entitled to annual leave.

In order to be entitled to annual leave, the employment relationship will have to last at least 4 weeks and the employee will have to work at least four times the notional (fictionally stipulated) working time (i.e. 80 hours; including any compensatory time).

The calculation of annual leave will be based on the notional working time of 20 hours per week, regardless of the actual agreed scope of work or work tasks. The principle for calculating the length of annual leave will be the same as to date, e.g. since the weekly working time for leave purposes is always 20 hours per week, an employee with a 4-week basic leave entitlement will be entitled to 1/52 of 80 hours, i.e. approximately 1.5 hours of annual leave, for every 20 hours worked (including compensatory time).

If the annual leave is not fully used up by the end of the employment, it will have to be compensated, similarly to employees working under employment contracts.

1.4. Excused absence due to obstacles to work on the employee´s side

As a result of the application of the working time provisions, employees will be entitled to obstacles to work on their side, i.e. their absence will have to be excused by the employer.

Employees working on the basis of these agreements will not be legally entitled to salary compensation (remuneration), but it will be possible to agree on its provision or to establish such entitlement in the employer’s internal regulations. The period of obstacles to work will not count towards the legal limit for agreements (i.e. a maximum of 300 hours for DPP or half of the agreed working time in the case of DPČ), as this relates to the actual performance of work. Thus, if the employee takes annual leave or there are obstacles to work on his/her side, for example, this will not count towards these annual limits. However, according to the explanatory memorandum to the amendment, it should be noted that these compensatory periods will be counted in for the purposes of annual leave calculation according to the same rules as with standard employment contracts.

1.5. Provide reasons for employment termination in writing (upon the employee´s request)

The employee will be able to request, within 1 month of receiving a termination notice, written specification of the reasons for employment termination, specifically if the employee believes to have received the notice as a result of asserting his/her rights, e.g.:

  • the right to schedule working time,
  • the right to information to the extent provided for in the new section 77a or 77b of the Labour Code,
  • the right to professional development,
  • requesting employment in an employment relationship (see point f. below),
  • requesting a modification of working conditions,
  • requesting or taking maternity, paternity or parental leave; or
  • caring for or nursing another person.

The employer will be obliged to provide such written justification of the notice without undue delay.

1.6. Decide on the request for employment in an employment relationship

Employees will now be able to make a written request for employment under an employment contract instead of DPP/DPČ, if their relationship with the employer under such agreements outside of the employment relationship has lasted for a cumulative period of at least 180 days in a period of 12 consecutive months. However, the amendment does not establish an obligation to comply with such a request and only provides for the obligation of the employer to respond in writing to such a request within 30 days.

1.7. Specify the type of work in DPP

The Labour Code newly stipulates that the agreed work must be specified in DPP, as is already the case for DPČ.

1.8. Consider salary compensation as income for the purposes of salary deductions

Salary compensation from the agreement (as well as the advance on such compensation) is explicitly included among other income that may be subject to salary deductions under Section 147 of the Labour Code.

2. Expansion of employer´s information obligations

More significant changes are to be made to the employer’s information obligation under Section 37 of the Labour Code, both at the commencement of the employment relationship (or DPP/DPČ) and at the time of posting. These changes consist both in shortening the time limit for compliance with this obligation and in expanding the scope of information that must be provided to employees, which is also extended to cases where the employee is posted abroad by the employer.

2.1. Time limit for information obligations

The time limit for fulfilling this obligation is to be reduced from the current 30 days to 7 days from the beginning of the employment relationship. A significant part of the information obligation may be fulfilled by reference to information contained in internal regulations, so attention should be paid to their wording. The employer is obliged to inform the employee of any changes to the information without undue delay, at the latest on the day on which the change takes effect.

2.2. Scope of information obligation at the start of an employment relationship

The employer will thus have to inform the employee in writing of the following (i.e. beyond the current scope of the information obligation):

  • the duration and conditions of the probationary period,
  • the procedure to be followed when terminating the employment relationship, including information on notice periods,
  • professional development, if ensured by the employer,
  • certain aspects of working time (e.g. the extent of overtime, the extent of minimum rest periods per day and per week, the provision of meal and rest breaks, the compensatory period for uneven working time, etc.),
  • the social security office to which the employer pays the employee’s social security contributions.

The information obligation will have to be fulfilled regardless of the duration of the employment relationship, i.e. also for employment relationships shorter than 1 month. At the same time, the Ministry promised to develop a template information form pursuant to Section 37 of the Labour Code meeting the new statutory conditions. However, according to the information available to us, the Ministry has not yet prepared such a template.

As far as existing employees are concerned, if the information obligation was fulfilled before the amendment to the Labour Code came into effect, the employer is obliged to provide information according to the extended list of information only upon the employee’s written request within 7 days from the date of receipt of such a request.

2.3. Scope of information obligation on posting

Additional information beyond Section 37 must be provided in advance to employees posted abroad for a period exceeding 4 weeks, with a special category of data requested for employees posted in the context of the transnational provision of services in the EU. This includes data on:

  • Country in which to work is to be performed,
  • Expected duration of posting,
  • Currency in which the salary will be paid,
  • Other monetary or material benefits, if any, to be provided,
  • Whether and under what conditions is the employee´s return assured,
  • When posting in the framework of the provision of services in the EU:
  • Remuneration to which the worker is entitled pursuant to the host Member State legislation,
  • Travel allowances and other payments in connection with the posting,
  • Link to the official national web page set up by the host Member State.

2.4. Information obligation for DPP and DPČ

The information obligation also applies to agreements on work performed outside the employment relationship in the newly inserted § 77a and § 77b of the Labour Code, which essentially reiterate the above provisions on information on the employment relationship and posting.

2.5. Conditions for electronic form

If the information is provided in electronic form, the information must be accessible to the employee in such a way that the employee can save and print it; the employer must keep proof of the provision of the information to the employee.

3. Remote work

Changes also await us in the regulation of remote work, although compared to the originally published and widely media-hyped text of the amendment, the changes are ultimately of a rather minor nature, with the exception of the lump sum amount of reimbursement of expenses, which will hopefully bring clarity to the issue of reimbursement of expenses and its taxation.

3.1. Ordered vs. agreed remote work

The amendment distinguishes between remote work unilaterally ordered by the employer and remote work agreed between the parties.

It will now be possible, on the basis of the experience of the Covid era, to order remote work unilaterally. However, the possibilities for such order are very limited. It will only be possible to order remote work on the basis of a decree issued by a public authority and for a strictly necessary period of time if the nature of the work allows it. At the same time, the employee will have to indicate the location of the remote work site suitable for such work, or to state that no such site is available.

In other cases, remote work will only be possible by written agreement with the employee. The agreement may be separate but may also be a part of an employment contract or DPP and DPČ. The amendment no longer provides for any mandatory requisites of such an agreement and therefore leaves its content to the will of the parties. However, this also means that remote work can no longer be regulated exclusively as a benefit in the employer’s internal regulations but must always be subject of an agreement between the parties. In this context, the transitional provisions stipulate that if a written agreement on the conditions of remote work has not been concluded before the amendment entered into effect, the employer shall conclude such a written agreement no later than 1 month after the amendment enters into effect, i.e. by the end of October 2023.

3.2. Notice of termination

The concluded agreement may be terminated by both parties in writing with 15-day notice period, which may be shortened or extended at will by agreement of the parties but must be of equal length for both parties. The period of notice shall commence on the date of delivery. The notice does not have to be justified in any way.

The termination of the agreement shall not affect the duration of the employee’s employment.

The possibility to terminate the agreement may be contractually excluded.

3.3. Reimbursement of expenses in connection with remote work

A pressing topic is the reimbursement of costs related to the performance of remote work.

The amendment presumes that costs will primarily be reimbursed in the amount actually incurred by the employee. However, it is possible to agree with the employee, or stipulate in an internal regulation, that these costs will be fully reimbursed by a lump sum. The amount of the lump sum compensation is no longer stipulated by the Labour Code and the regulation is left to a decree of the Ministry of Labour and Social Affairs (proposed amount of CZK 4,60 per hour is expected based on the latest Ministry decree proposal, subject to regular indexation). The lump sum reimbursement is payable by the end of the following calendar month. In the private sphere it will be possible to provide a higher lump sum compensation, but according to the explanatory memorandum it should constitute taxable and insurable income of the employee. The lump sum compensation is granted for each hour of working remotely (shorter periods are added together for the purposes of compensation) and is rounded up to the nearest cent decimal.

Rather surprisingly, the Labour Code will now provide for the option to agree that the employee is not entitled to any reimbursement of expenses in connection with remote work. However, this requires an explicit (written) agreement (e.g. it cannot be set out in an internal regulation), which is something employers must bear in mind when drafting remote work agreements.

Persons working on the basis of DPP and DPČ agreements should only be entitled to reimbursement if this has been expressly agreed with them.

3.4. Employee’s request for remote work

The originally planned and widely criticized entitlement of some employees to remote work has been completely abolished and only the possibility to request remote work has been enacted.

The employer does not have to approve such request (or demonstrate serious operational reasons or other circumstances of non-approval) but must give reasons in writing for refusing such a request.

The same group of employees can request remote work as can request a reduction in working time under the current legislation. The only difference is that the child age limit in case of remote work is set at 9 years, whereas for shorter working hours it is 15 years. The employer should word the refusal carefully to avoid discrimination, unequal treatment or other unlawful practices.

See the section on Carers’ rights: set out under 8 below for more information.

4. Electronic document signing

For the first time, the Labour Code contains an explicit legal regulation according to which it is possible to conclude (selected) employment documents in electronic form. This applies to the employment contract, the agreements on work performed outside the employment relationship as well as the agreements on their amendments or termination thereof. This is a change that practice has long called for.

For these purposes, it will be necessary to obtain from the employee his or her private electronic address (i.e. usually a private email address, possibly the employee’s private cloud storage address or the employee’s electronic address within a communications application) in writing.

Generally, the employee will be given the opportunity to withdraw from documents so executed within 7 days. However, this will not apply to termination agreements (i.e. termination of employment or DPP and DPČ). Furthermore, withdrawal will not be possible in those cases where the employee has already started acting according to the concluded document (e.g. the employee has started performing work according to an electronically concluded employment contract). Withdrawal will cancel the contract thus concluded from the outset, i.e. it will be treated as if it had never occurred.

5. Document delivery

Following the introduction of the possibility of electronic conclusion of certain employment documents, the range of documents that must be delivered to employee´s own hands has been logically narrowed down and other conditions of delivery have been adjusted.

5.1. Scope of documents

Only unilateral documents, i.e. in particular termination of employment during the probationary period, notice of termination, immediate termination of employment, warning letter and salary assessment, are to be delivered into one´s own hands.

5.2. Delivery methods

The employer will primarily deliver:

  • in person (at the workplace or wherever the employee can be found) or
  • electronically (e.g. by data box or electronic mail).

Delivery by post shall be secondary, if delivery cannot be made at the workplace.

5.3. Changes in electronic delivery

In the delivery methods area, electronic delivery will be significantly simplified.

Electronic delivery will require the following:

  • The employee agrees in writing to such a form in a separate document (not in the employment contract),
  • The employee provided his or her private electronic address to the employer for such purposes, i.e. usually a private email address, possibly the address of the employee’s private cloud storage or the employee’s electronic address within a communication application,
  • The employer has complied with the obligation to provide information on the terms of this form of delivery,
  • the employer has affixed a recognised electronic signature to the document so delivered.

However, the employee will no longer have to confirm receipt of the electronic message using his/her recognised electronic signature, which made this method of delivery effectively unusable in reality. The written acknowledgement can therefore take any form, provided that if the employee does not acknowledge receipt within 15 days, the document is deemed to have been delivered on the last day of that period.

Delivery to the employee’s and employer’s data box is also simplified:

  • The consent of the other party will no longer be required for delivery to the data box, the condition being that the other party has not made the data box inaccessible for delivery of documents from data boxes of other natural or legal persons.
  • Message delivered to the employer’s data box will no longer have to be signed by the employee with a recognised electronic signature.

6. Continuous daily rest

The amendment refines the existing legislation by replacing the existing term “rest between shifts” with the term “daily rest“.

The Explanatory Memorandum adds that the decisive criterion for granting this continuous rest is a cycle of 24 consecutive hours and not the total time between the end of one shift and the start of the next shift. This intends, among other things, to help prevent possible circumvention of this regulation through overtime work.

The 24-hour daily rest cycle must include both the scheduled shift and any overtime work, on-call work and a continuous daily rest of at least 11 hours, or a reduced rest of at least 8 hours.

The wording is also clarified so that the employer is obliged to actually provide this daily rest and not just schedule it. A corresponding change in wording is also applied to the regulation of continuous weekly rest. The obligation to provide both longer daily rest (24 hours) and weekly rest (48 hours) to juvenile workers remains.

7. Parental leave

Parental leave is one of the important personal obstacles to work on the part of the employee.

In addition to the existing general regulation that the employee must notify the employer of an obstacle to work known to him in advance, the amendment provides that:

  • request for parental leave shall be made at least 30 days prior to the commencement of parental leave, unless serious reasons on the side of the employee prevent this;
  • the application should always specify the duration of the parental leave (i.e. the timing of its beginning and end – e.g. until the child reaches 2 years of age).

For reasons of legal certainty, a written form of the request is necessary. The employee’s right to apply for parental leave repeatedly, or to extend or terminate it and return to it again, remains.

8. Rights of carers

The provisions of Section 241 et seq. of the Labour Code regulating the rights of those caring for others have been amended to a relatively significant extent:

  • To request shorter working hours,
  • To request other adjustments to working hours (e.g. its start and end),
  • To request remote work,
  • To request reinstatement of the original working conditions.

The request should now be in writing and the employer’s reasons for not granting the request should also be in writing.

The Explanatory Memorandum further clarifies the intended application practice by stating that the request should be seen as the initiation of a dialogue on the change of the employment contract. Where the employer is willing to approve the request (agreeing in principle to shorter working hours or remote work), the employer will enter into negotiations with the employee and subsequently conclude an amendment to the employment contract, agreeing on all relevant matters. This should resolve previous disputes as to whether this constitutes an agreement on changed conditions or a unilateral approval (decision) by the employer, which the employer is then also entitled to change unilaterally. For the sake of completeness, it should be added that the parties are not restricted in their ability to agree on such changes only for a fixed time period (e.g. 6 months, 1 year, etc.).

From our point of view, the new regulation of the possible modification of working time and other conditions is rather unclear. However, in brief, the following applies:

Request for reinstatement or partial reinstatement of the original scope of working hours:

  • an employee whose request for shorter working time was granted may make a new written request to reinstate the original scope of working hours;
  • this is a non-claimable right, i.e. the employer is not obliged to approve the request or to base its refusal on serious operational reasons;
  • the employer is only obliged to give reasons in writing for the denial of the request.

Request for further reduction of working time:

  • The situation where an employee whose weekly working hours were reduced on the basis of his request subsequently requests even shorter working hours should be distinguished from the case mentioned above under point above;
  • Such a reduction is a claimable right, i.e. the employer must approve such request unless serious operational reasons prevent it.

Request for other appropriate adjustment of working time:

  • requests for other appropriate adjustments to working time (e.g. different start or end times, provision of a lunch break within a certain time period and scope, etc.) are subject to a different regime;
  • any such adjustment (including a request to restore the original schedule) is a new request under paragraph 2 and must be approved unless serious operational reasons on the part of the employer prevent it.

In the context of shorter working hours, the Labour Code now provides for an express obligation to agree on shorter working hours in writing. In addition, for persons caring for a child under the age of one, the law also prohibits overtime order by the employer.

9. Additional agreed overtime work in the healthcare sector

Despite considerable criticism from health professionals, the amendment reintroduces the possibility of additional agreed work in the health sector beyond the scope of generally permissible overtime. Its maximum scope is set at an average of 8 hours, or (in the case of ambulance service employees) 12 hours per week. This overtime work must be agreed in writing and comply with the statutory requirements. Employees shall not be pressured to conclude the agreement. The employer must keep a list of the employees with whom the agreement has been concluded and must also inform the competent labour inspection body of the application of the additional agreed overtime work.

The institute is introduced for a fixed period, from 1 October 2023 to 31 December 2028.

Practical steps – recommendations

In connection with the amendment to the Labour Code, the employer should take the following factual/practical steps:

1. Revise the basic labour law documents, in particular:

  • Employment contracts:
  • Whether the information obligation will be fulfilled through the employment contract or in another form;
  • Whether to include consent to electronic execution of documents in the employment contract (including the employee’s private electronic address). Applies to documents not requiring delivery to employee´s own hands;
  • Written information to the employee (or internal regulations containing such information)
  • Agreements on work outside the employment relationship (DPP/DPČ)
  • whether the time limit for familiarising the employee with the working time schedule will be adjusted,
  • whether salary compensation will be arranged in the event of obstacles to work,
  • whether compensation for working remotely will be agreed,
  • Remote work agreements:
  • whether the employee will be compensated on a lump sum basis or whether the parties will exclude compensation;
  • whether the employer wishes to adjust the length of the notice period of the agreement or to exclude the possibility of notice;
  • Otherwise, we recommend that, the supplementary internal directives contain the provisions we have recommended so far (regulating the issue of scheduling and recording of working time, the issue of the employee’s availability, OSH issues and accident reporting, etc.).

2. Calculation of the estimated cost of the staff working under DPP/DPČ:

  • especially with regard to premiums and annual leave;
  • related steps, if any, e.g. adjusting working hours to exclude salary premiums, terminating agreements and replacing with other forms of cooperation.

3. Preparation of templates for newly governed employer statements:

  • To a request of employee working under DPP/DPČ requesting employment in a standard employment relationship based on an employment contract;
  • To a request for justification of termination of DPP/DPČ (it is always advisable to adapt the statement to the individual case);
  • To employee´s remote work request;
  • To a request of other appropriate adjustments of working hours;
  • To a request for reinstatement of original working time conditions.

4. Consent to electronic delivery of documents:

  • If the employer is interested in this form of delivery, a separate written consent must be obtained from the employee, which must not be part of the employment contract;
  • the consent must include the employee’s private electronic address to which the employer is to deliver the documents;
  • it is recommended to include instructions on the conditions and consequences of electronic delivery;
  • may include a notice of the employer’s electronic address for electronic delivery of documents.

Recent years have been very turbulent for e-commerce in the Czech Republic. After a dramatic growth in the period of the boom, the years 2022 and 2023 followed a downward trend. However, 2024 marked a turning point, as after two years of decline, e-commerce returned to normal and started to grow again. In recent years, foreign marketplaces have also entered the market and have had a significant impact on Czech online sales. Available data shows that in 2024, sales on Czech e-shops will reach CZK 194 billion (approx. EUR 7.7 billion). If we also take into account foreign marketplaces, spending by Czech online shoppers will reach CZK 228 billion (approx. EUR 9 billion).

Considering the opportunities offered by online sales, it can be expected that the turnover of e-commerce players will continue to grow in the coming years. On the other hand, we also expect competition to grow not only between individual e-shops but also due to the presence of foreign online marketplaces. Therefore, the key to success will continue to be the monitoring of many factors and continuous improvement. From the business perspective, the key drivers are high quality goods, customer service, technology and marketing. But there are also legal and tax aspects that must be observed and set up correctly.

To provide an indication of the main areas to be observed in the legal and tax fields, we would like to present you this eBook. It was prepared not only for the newcomers, to introduce them the main pitfalls to avoid, but also for the experienced players who might want to double check whether their current approach is correct.

This eBook does not mean to offer a comprehensive guide on how to run an e-commerce business in the Czech Republic, but it rather provides a brief overview of issues that the company will come across while carrying out its daily activities.

And what can we do for you in this area? Our team of experienced legal and tax consultants is prepared to offer assistance with the legal and tax aspects of setting up your e-shop in the Czech market. We may help you not only with the establishment and required registrations, but also, we may assist you with designing purchase and sales flows; solving the issues connected with contractual documentation, consumer protection, information duty, and personal data protection; creating relevant legal and tax documentation; tax compliance if relevant and many others.

Download our eBook on e-commerce in the Czech Republic, or read more below.

Legal requirements on e-commerce in the Czech Republic

Before opening an e-shop in the Czech Republic, i.e. before the commencement of offering goods or services to customers via an e-shop, legal requirements of the Czech and EU law must be taken into account. The legal regulation of e-shops includes primarily the obligation of formal establishment of the operator of the e-shop, general contract requirements, requirements relating to consumer protection and also personal data processing.

Formal establishment

An e-shop can be operated by either natural or legal people, Czech or foreign. Czech entities and foreign branches need to obtain a trade license from the Czech Trade License Office covering the intended scope of activity carried out through the e-shop, and companies have to be properly established and registered in the Commercial Registry.

Foreign entities residing in the EU, which are entitled to operate an e-shop in their country of residence/establishment, may run an e-shop in the Czech Republic without a duty to obtain a trade license or register its branch into the Commercial Registry. Nevertheless, having a delivery address in the Czech Republic may prove to be advantageous in certain situations.

An obligation of foreign entities to obtain a trade license and to register in the Commercial Registry requires an individual assessment depending on the particular circumstances of each case.

Legal jurisdiction governing the contract

To secure proper fulfilment of all statutory obligations, the operator of the e-shop should be aware of which legal system governs relationships with its customers (e.g. rights and obligations of the parties to the contract, claims of the customer in case of defects or limitation periods).

In case the e-shop is operated by a Czech-based entity which offers goods or services to Czech customers, Czech law would probably be the first choice. If the headquarters of the operator of the e-shop offering goods and services in the Czech Republic resides abroad, the answer to this question may not be as clear.

Law governing the contract can be established on the basis of an EU regulation No. 593/2008 (the so-called Rome I Regulation) which determines the law decisive for contracts, including consumer contracts. The Rome I Regulation distinguishes between contracts concluded between two entrepreneurs within their business activity and consumer contracts, i.e. contracts between an entrepreneur and a consumer. A consumer is a natural person concluding a contract outside his trade, business or profession.

As a general rule, consumer contracts are governed by the law of the country of residence of the consumer. However, the EU law allows parties to choose the governing law. Nevertheless, such a choice cannot deprive the consumer of protection provided by the law applicable under the general rule. The EU law further contains some exceptions from the general rule, applicable for example to contracts on provision of services, if the place of performance lies outside the country of the consumer’s residence, as well as insurance and transport contracts.

If a contract concluded through an e-shop is not a consumer contract, the choice of the governing law is possible without any limitations. In case of lack of such a choice, the Rome I Regulation contains rules for determination of the governing law.

So, for e-shops, which intend to sell goods or services to Czech customers, the following conclusion can be made: The contract concluded with consumers through an e-shop will be governed by the Czech law. Non-consumer contracts will be governed by the law of the seller’s/provider’s residence if no other choice is made.

Consumer protection

Consumer protection in the Czech Republic stems partially from the EU harmonization, therefore provisions similar to the Czech regulations can be expected also in other EU countries. On the other hand, EU countries are allowed to apply some additional consumer protection arrangements, so rules applicable in each EU country (including the Czech Republic) should be crosschecked. For an e-shop, especially provisions relating to consumer contracts (and particularly to distance contracts) are relevant. A distance contract is a contract:

without simultaneous physical presence of the parties,

by using one or more means of distance communication (e.g. the internet)

Among these rules, it is possible to highlight provisions imposing information obligation on the trader towards the consumer, provisions regulating the process of concluding the contract and provisions regulating the content of the contract (prohibited provisions, termination of the contract, quality guarantee and the consumer’s claims from defective performance, etc.). The operator of the e-shop should ensure that the web page where the e-shop is located contains all the information required by law and that the contract concluded through the e-shop respects all the consumer’s rights.

Information duty

Before the conclusion of a contract, i.e. generally before an order through the e-shop is finished, the consumer should be informed about the identity of the trader, his address, contact details, specification of the goods or services offered, final price of the goods and services (including all taxes and fees), use of price personification, means of payment and delivery, delivery costs, claims arising from defective performance or warranty and conditions for their application, length of duration of the contract and ways to terminate it (steps, period for withdrawal and procedure of withdrawal included), costs of distance communication, amount of eventual advance payments, body competent for settlement of consumer disputes, etc.

All the information provided before the conclusion of the contract should form part of the concluded contract. The most suitable way to fulfil this duty is to include the information into the general commercial terms, which should be easily accessible on the web page where the e-shop is placed. Before placing the order, the customer should acknowledge the general commercial terms.

Process of conclusion of the contract

Consumers should be informed about particular steps of concluding the contract and before final placing of the order should have a chance to verify and eventually correct the data inserted into the order. The trader should also inform the consumer where the concluded contract is available for the consumer, about languages in which the contract can be concluded or any rules of behaviour bounding on the trader.

In the context of ordering (specifically the Order button) goods and services, the consumer must be informed of the obligation to pay, i.e. the consumer must be clear from the order that by sending (confirming) it, he undertakes to pay for the order.

The trader should also inform the consumer where the concluded contract is available for the consumer, about languages in which the contract can be concluded or any rules of behaviour bounding on the trader.

After the order is placed by the consumer, the trader is obligated to immediately confirm receipt of the order also by one of the means of distance communication (for example by an e-mail).

Content of the contract

The contract concluded through the e-shop is regulated by the applicable law. For a private contract, the principle of contractual freedom usually applies, nevertheless in the case of consumer contracts, the freedom is to a significant extent limited in favour of the consumer.

First, certain provisions are explicitly prohibited by law and cannot be applied by the trader. Arrangements establishing disproportional unbalance between rights and obligations of the trader and of the consumer are prohibited in general.

In addition, the contract cannot contain arrangements restricting or excluding consumers’ rights from defective performance, allowing the trader to withdraw from the contract without any reason, allowing the trader to change unilaterally rights and obligations of the parties to the contract, disallowing the consumer to file an action at court and forcing him to sue the trader at an arbitration court not being bound by the consumer protection provisions, etc.

Czech law also contains some provisions protecting consumers that are applicable for all sales contracts, not only distance contracts.

It is worth mentioning that under these provisions the consumer is entitled to raise claims from defective performance within 24 months from takeover of the goods (or within the warranty period stated on the cover of the goods). These provisions also determine the respective claims consumers have in case of defective performance.

In case of distance contracts consumers also have the right to withdraw from the contract without any reason within 14 days from takeover of the goods (it is sufficient that the consumer dispatched the withdrawal announcement within this term). If the consumers have not been informed about this right by the trader, the period for withdrawal prolongs to 1 year and 14 days.

To avoid any potential disputes, we recommend to offer to the customers a template withdrawal form. When this form is used by the customer, the trader is obligated to confirm its receipt within undue delay. The consumer must return the goods obtained on the basis of the contract within 14 days from the withdrawal. Within the same period, the trader is obligated to return the price paid by the consumer together with delivery costs in the manner the price was paid or in a manner agreed on with the consumer.  

The consumer is, however, prohibited to withdraw from the contract in certain cases, such as in the case of service contract, if the services were already provided with the consent of the consumer, in the case of goods especially adapted according to the consumers requests, in the case of goods from which the hygienic cover has been removed, and which cannot be put back, and in certain other cases.

Personal data processing

When placing the order, the traders often require customers to provide (and customers provide) certain personal data, such as name, address, phone number, e-mail address, date of birth or gender. Such personal data serve mainly for invoicing and delivery of the goods and services, however, some traders use the personal data also for other purposes, such as marketing, advertising, references, statistics, etc. Processing of personal data is regulated, and when a trader processes personal data, statutory obligations must be fulfilled.

Processing of personal data constitutes any operation or set of operations systematically conducted with the personal data. It includes collecting of the data, saving, accessing personal data, editing, searching, using, handing over, publishing, exchanging, liquidating, etc. The operator of the e-shop becomes the so called “controller” of the personal data.

In order for the lawful processing of personal data to take place, it is necessary that the trader has at least one of the legal titles for processing personal data set out in the GDPR. In the case of e-shops, this will generally be the processing of personal data in connection with the performance of a contract or the legitimate interest of the trader (it will always depend on the specific purposes of the processing). Personal data may only be processed for the purpose for which it was obtained, only for as long as there is a legitimate reason for processing it, and only in relation to such data as is necessary to fulfil the required purpose (although there are exceptions).

Before processing may commence, the customer has to be informed about the purpose of processing the data (the purpose must be laid down by the controller before processing of the data is commenced), who will be processing the data, what kind of data will be processed, for how long the data will be processed and about rights of the data subject regarding access to, correction of, or destruction of the data and other information required by law.

The controller is also obliged to adopt technical and organizational measures preventing leakage and abuse of the personal data of the customers and such measures must be documented. Employees of the controller are bound by the statutory confidentiality duty with regard to the data and the measures adopted for their protection.

Commercial messages

Sending commercial messages is a common practice for e-shops, whether it is sending information about new products or birthday cards. Commercial messages are generally considered to be all forms of communication, including advertising and solicitations to visit websites, intended to directly or indirectly to promote the goods or services or the image of the business that the trader sends to its customers.

It is common practice for commercial messages to be sent primarily to its customers. Since in such a case a legal relationship already exists between the e-shop and the customer, sending commercial messages without consent is possible.

If the e-shop operator receives electronic contact (e.g. e-mail) from its customer in connection with the sale of products or services. The e-shop operator may send commercial messages to the e-mail received in this way, provided that the customer has the possibility to refuse such commercial messages easily and free of charge and that the commercial messages concern similar products or services purchased by the customer on the e-shop.

Cookies

Almost every e-shop operator uses cookies on its website. Cookies are small text files that are stored on the hard drive of the computer or other device from which the visitor browses the website. Cookies have various uses, such as ensuring the technical operation of a website, enabling website operators to understand visitor preferences, create targeted advertisements or obtain other information about customer behaviour.

The amendment to the Electronic Communications Act brought substantial changes to the use of cookies from 1 January 2022. Thus, there is a new transition from opt-out to opt-in mode. The opt-in basically means that storing cookies on a device or obtaining other information is only possible if the user gives demonstrable consent to do so.

This rule applies to all types of cookies except those necessary for the operation of the website. Unlike the previous opt-out regulation, this requires activity on the part of the website user. As a consequence of this amendment, the wording of the cookie bar needs to be adjusted so that users can give consent separately for each type of cookie.

Often, website operators use a so-called cookie wall (i.e. a window that blocks the user from further access to the website until they agree to the use of cookies). Please note that such consent, which is essentially forced, cannot be considered free and as such does not comply with the requirements of the GDPR.

Tax requirements on e-commerce in the Czech Republic

Tax registrations

Conducting a business on the territory of the Czech Republic is usually connected with various tax registrations. The corporate income tax registration and value added tax registration are the most common for an e-shop.

Corporate income tax registration

Provided that the e-shop carries out its activities through a company established for this purpose in the Czech Republic, it is liable to register for corporate income tax purposes within 15 days from the establishment of the company, i.e. from its registration in the Commercial Register.

If on the other hand the e-shop would have no physical presence on the territory of the Czech Republic, the liability to corporate income tax registration and related duties would not arise.

Nevertheless, even if no Czech-based company is set up to operate the e-shop, it is highly recommendable to pay close attention to any activities the e-shop carries out on the territory of the Czech Republic. Certain activities carried out by the foreign e-shop on the territory of the Czech Republic could lead to creation of its Czech permanent establishment. Once created, the permanent establishment would be liable to corporate income tax duties in the Czech Republic.

It is impossible to provide a full list of activities that would or would not lead to permanent establishment creation. To come up with a relevant conclusion on this issue both the Czech tax legislation and the Double Tax Treaty concluded between the Czech Republic and the country of which the entity operating the e-shop is a tax resident should be analysed.

To provide an indication of situations both leading and not leading to Czech permanent establishment creation, a few examples are described below.

Situations that do not lead to permanent establishment creation in the Czech Republic:

  • Possession of a warehouse in the Czech Republic that is used solely for the purposes of storage, display or delivery of goods or merchandise belonging to the foreign e-shop
  • Maintenance of a fixed place of business solely for the purpose of carrying out activities which have a preparatory or auxiliary character for the foreign e-shop, e.g. existence of a collection point for goods returned by the customers, provision of marketing research activities

Situations that might lead to permanent establishment creation in the Czech Republic:

  • Location of a server in the Czech Republic on which the website used to perform the internet sale in the Czech Republic is placed
  • Presence of a person on the territory of the Czech Republic acting on behalf of the foreign e-shop who has and habitually exercises in the Czech Republic an authority to conclude contracts in the name of the e-shop

Corporate income tax filing obligations

Once registered for corporate income tax purposes, the e-shop is liable to file its Czech corporate income tax return on annual basis. The time-limit for filing the return is generally three months following the end of the taxable (accounting) period. If the corporate income tax return is filed by a tax advisor or if the entity operating the e-shop becomes liable to a statutory audit, the time-limit for the submission of the corporate income tax return is prolonged to six months following the end of the taxable (accounting) period.

The corporate income tax liability (self-assessed by the e-shop) is payable within the filing deadline.

As a consequence of the corporate income tax liability, the obligation to corporate income tax advance payments arises. Advance payments must be paid semi-annually if the last known tax liability ranges between CZK 30,000 – CZK 150,000 (approx. EUR 1,200 – EUR 6,000). In this case the advance payment is set at 40% of the last known tax liability.

If the last known tax liability is higher than CZK 150,000 (approx. EUR 6,000), the advance payment is ¼ of the previous tax liability and is paid quarterly.

VAT registration

Provided that the e-shop has registered seat, place of business or fixed establishment in the Czech Republic, the threshold for mandatory VAT registration is the turnover of CZK 2,000,000 (approx. EUR 80,000) for a calendar year.

A foreign taxable person that realizes long-distance sales (i.e. sale of goods via e-shop) in the Czech Republic to Czech final customers has to register for VAT in the Czech Republic if the total value of the transactions carried out to the European Union customers reaches EUR 10,000 in the relevant calendar year and the year immediately preceding and is not registered to One Stop Shop scheme in his home country.

The entity operating the e-shop (both Czech and foreign) may however apply for voluntary VAT registration. The process of voluntary VAT registration is more demanding from the administrative perspective lately.

The process of registration usually takes from 2 weeks (mandatory VAT registration) up to 6 weeks (voluntary VAT registration) depending on completeness and correctness of provided information and documents.

If the online store is already registered in the country of its establishment under the One-Stop Shop regime (OSS), it is not obliged to register for Czech VAT purposes.

Tackle VAT registration with ease – order it through our eShop.

VAT filing obligations

Once VAT registered, a liability to file VAT returns in which the VAT liability or entitlement to VAT recovery are calculated and reported arises. The compulsory VAT reporting period for newly registered VAT payers is a calendar month.

VAT returns, both monthly and quarterly, are due by the 25th day of the following month/quarter. The amount of VAT liability consists of the VAT due on supply of goods and services carried out decreased by input VAT of the same period.

Starting from 2016, VAT registered persons are also obliged to file special tax return called VAT Control Statement through which further details on transactions are reported (e.g., invoice number, identification of supplier or customer, tax base, VAT amount). The VAT Control Statement is filed within the same deadlines as are relevant for VAT returns filing. The VAT Control Statement is only a reporting tool that allows financial authorities to have more control over correct and complete reporting of VAT liabilities.

VAT identified person

Even if not VAT registered in the Czech Republic, the e-shop should be aware of the risk of becoming VAT identified person. The e-shop would become liable to register as VAT identified person in the following situations:

The e-shop seated on the territory of the Czech Republic acquires goods from another EU-member state with the value cumulatively exceeding CZK 326,000 (approx. EUR 13,000) per calendar year.

The e-shop seated on the territory of the Czech Republic acquires services from persons established outside the Czech Republic (in EU and 3rd countries) with the place of taxable supply in the Czech Republic (e.g., purchase of marketing services).

The e-shop seated on the territory of the Czech Republic provides services with the place of taxable supply in another EU member state (e.g., provision of marketing services).

In the situations described under the first two bullet points, the VAT identified person becomes liable to file VAT return through which the Czech VAT liability is reported. At the same time no entitlement to input VAT deduction arises to the VAT identified person. In the third case a liability to file VAT return and EC sales list arises. No liability to pay output VAT and apply input VAT deduction is connected with filing the VAT return. The VAT return serves for reporting purposes only.

Other tax registrations

The liability to other tax registrations should be assessed with regard to the nature of the e-shop and its operations. As relevant examples could serve registration to personal income tax from employment activities provided that the entity operating the e-shop has employees, registration to road tax if the entity operating the e-shop operates vehicles for business purposes in the Czech Republic, real estate tax registration if the entity operating the e-shop owns real estate in the Czech Republic, etc.

Acquisition of goods

To be able to realize the customer supplies, the e-shop will first acquire the relevant goods. The decision on the supplier of the goods to be sold by the e-shop will most likely be business-driven. Nevertheless, the VAT liabilities relevant to the purchase transaction must be assessed in line with the VAT legislation to avoid any negative consequences.

The diversity of purchase (of goods) transactions is almost unlimited. Below are comments on the most common ones.

Acquisition of goods in the Czech Republic

CZECH REPUBLIC
supplier

Czech VAT payer

Delivery of goods

Payment

CZECH REPUBLIC
e-shop

Czech VAT payer

Provided that the e-shop seated in the Czech Republic will acquire goods locally (i.e. from a taxable person registered for VAT in the Czech Republic), the e-shop as the purchasing party will be entitled to claim input VAT through its VAT return.

The relevant VAT may be claimed based on a tax document containing all the prerequisites defined by the VAT legislation.

However, for certain commodities the Czech VAT legislation defines a VAT treatment that varies from the one described above. If for one transaction the purchase price of such commodities without VAT exceeds CZK 100,000 (approx. EUR 4,000) and if the goods are acquired by a Czech VAT registered payer (i.e. Czech VAT registered e-shop), then so-called local reverse charge mechanism applies. Under the local reverse charge mechanism, the supplier transfers the VAT liability to the customer (i.e. Czech VAT registered e-shop). This means that the supplier applies no VAT on the delivery of the goods to the customer. The customer (i.e. Czech VAT registered e-shop) is consequently obliged to declare the output VAT relevant to the acquisition of goods in its VAT return. Simultaneously, the input VAT relevant to the purchase of the goods may under standard conditions be claimed through the VAT return.

Some of the concerned commodities are as follows:

  • mobile phones
  • portable automatic data processing devices (such as laptops, tablets etc.)
  • video game consoles

Acquisition of goods from the EU

EUROPEAN UNION
supplier

VAT payer

Delivery of goods

Payment

CZECH REPUBLIC
e-shop

Czech VAT payer

When acquiring goods from other EU member states, reverse charge mechanism applies to the purchasing party – VAT registered e-shop in the Czech Republic.

Under the reverse charge mechanism, the supplier of the goods treats the delivery of the goods to a customer seated in another EU country as exempt from VAT. The purchasing party (i.e. the Czech VAT registered e-shop) is subsequently obliged to declare the output VAT relevant to the acquisition of goods from other EU member state through its Czech VAT return. Simultaneously the input VAT relevant to the purchase of the goods may under standard conditions be claimed through the Czech VAT return.

Acquisition of goods from 3rd countries – import of goods

3rd COUNTRY
supplier

VAT payer

Delivery of goods

Payment

CZECH REPUBLIC
e-shop

Czech VAT payer

In the case of the import of goods to the Czech Republic, the tax administration is divided between the tax and customs authorities. If the importer of the goods is Czech registered VAT payer, the tax authority is the relevant tax administrator. The assessment and collection of VAT will be in the hands of the customs authority if the import to the Czech Republic will be realized by a person not VAT registered in the Czech Republic.

The import of goods to the Czech Republic by Czech registered VAT payer is reported in its VAT return through the reverse charge mechanism. The purchasing party declares the output VAT arising from the imported goods through its Czech VAT return. Simultaneously the input VAT relevant to the purchase of the goods may under standard conditions be claimed through the Czech VAT return.

Sale of goods to customers

The sale of goods may create various VAT situations to consider. When concluding on the VAT treatment to be applied, many indicators will need to be evaluated, e.g. where are the goods located at the moment of sale, whether the e-shop is registered for VAT in the Czech Republic, are the goods sold to a Czech customer or to a foreign one and many others.

The text below comments on the VAT treatment of some of the situations that may arise on the sale of goods.

Czech seated and VAT registered e-shop sells goods to Czech customer (non-taxable person); the goods are located on the territory of the Czech Republic at the time of sale:

CZECH REPUBLIC

Czech VAT payer seated in the Czech Republic

Delivery of goods

Payment

CZECH REPUBLIC

Final customer – non-taxable person

Under this scenario the e-shop will be liable to apply output VAT on the sale of the goods.

The Czech seated and VAT registered e-shop sells goods to an EU customer (non-taxable person); the goods are located on the territory of the Czech Republic at the time of sale:

CZECH REPUBLIC

Czech VAT payer seated in the Czech Republic

Delivery of goods

Payment

CZECH REPUBLIC

Final customer – non-taxable person

Delivery of goods to the final customer (non-taxable person) to other EU member state where the goods are transported from the Czech Republic by the supplier or by third person engaged for this purpose (e.g. courier service, post office) by the seller falls under distant sale regime (provided that the sold goods are not used goods, goods that are delivered with installation and assembly or new means of transport).

For the determination of the correct VAT treatment in this situation, the overall value of the relevant transactions to the EU final customers carried oud by the e-shop is decisive. As a relevant transaction are considered in particular distanced sale of goods and provision of telecommunication services, radio and television broadcasting services and electronically provided services to a non-taxable person.

The Czech VAT will be applied and reported in the Czech VAT return of the Czech e-shop on the sale of goods if the place of taxable supply will be in the Czech Republic. The place of the taxable supply will be in the Czech Republic provided that the following conditions will be met:

  • the sold goods are not subject to excise tax (e.g. tobacco products, alcohol beverages)
  • the overall value of relevant transactions (without VAT) carried out by the e-shop to the EU final customers does not in both the given and the preceding calendar year exceed the amount EUR 10,000

If the above conditions will not be fulfilled, the e-shop will become liable to register for VAT in the EU member state of consumption and apply the relevant VAT rate as defined by the VAT legislation of the given EU member state on the sale of goods to the customer. Subsequently, the e-shop will be liable to comply with VAT reporting and payment obligations as defined by the VAT legislation of the other EU member state.

Starting from 1st July 2021, the e-shop may register for One-Stop Shop (OSS) scheme which enables online sellers, including online marketplaces/platforms to register in one EU Member State. This is valid for the declaration and payment of VAT on all distance sales of goods and cross-border supplies of services to customers within the EU. Therefore, the e-shop does not have to VAT register in each EU member state of delivery of goods or provision of services and might tax the goods by relevant VAT rate in a single OSS declaration.

Even if the e-shop will not fulfil the above conditions obligating it to VAT registration in the other EU member state, the e-shop will be entitled to VAT register voluntarily in the other EU member state. However, in this case the e-shop will be obliged to comply with VAT reporting and payment obligations defined by the other EU member state.

EU seated and VAT registered e-shop sells goods to a Czech final customer (non-taxable person):

EUROPEAN UNION

EU VAT payer seated in EU

Delivery of goods

Payment

CZECH REPUBLIC

Final customer – non-taxable person

This scenario mirrors the one described in the above example. Therefore, the place of taxable supply will be in the other EU member state provided that the conditions given by the Czech VAT legislation (and giving rise to obligatory Czech VAT registration) are not fulfilled. Under this scenario the sale of goods to Czech final customer (non-taxable person) will be subject to VAT of the other EU member state.

If, however, the value of the goods and electronically provided services sold to EU final customers (non-taxable persons) in the given and the preceding calendar year exceeds EUR 10,000, the EU e shop would become liable to VAT register in the Czech Republic. As a consequence, the EU e-shop will be liable to apply Czech VAT on the sales to Czech Republic final customers (non-taxable persons) and comply with its Czech VAT reporting and payment obligations.

In case of registration for OSS in its EU member state, the Czech VAT is applicable, however, the VAT registration in the Czech Republic is not required. The Czech VAT will be reported in the home member stated in OSS scheme.

The Czech seated and VAT registered e-shop sells goods to a third country customer (non-taxable person); the goods are located on the territory of the Czech Republic at the time of sale:

CZECH REPUBLIC

Czech VAT payer seated in the Czech Republic

Delivery of goods

Payment

3rd COUNTRY

Final customer – non-taxable person

Under this scenario the sold goods exit from the territory of the EU and are released to export customs regime. Should this be the case, the sale of goods to the final customer (non-taxable person) would be exempt from VAT in the Czech Republic. Any duty and VAT could be assessed to the customer based on the legislation of the country of destination.

Sale of goods by the Czech seated and VAT registered e-shop to a Czech final customer (non-taxable person); the goods are dispatched from the warehouse located in other EU member state:

EU COUNTRY (DE)

Czech VAT payer seater in the Czech Republic is dispatching goods from another EU country

Delivery of goods

Payment

CZECH REPUBLIC

Final customer – non-taxable person

This situation would be very likely connected with the VAT registration of the Czech seated e-shop in other EU member state. The main reason behind this VAT registration is the entitlement to apply for input VAT of the other EU member state in case of local purchases or import of goods from third countries.

At In this case, the place of supply is always in the country where the goods are located after dispatch or transport, regardless of the total value of the goods (and selected services) sold to end customers in the EU. For this reason, the supply will be subject to taxation in the country of the end customer and the seller (online shop) will be obliged to register for VAT in that country. If the online store is registered in the one-stop-shop regime, it does not have to register for VAT in the end customer’s country of establishment.

Tax documents declaring sale of goods to Czech customers

Below we comment on the liability of the e-shop to declare the sale of goods through a tax document as defined by the Czech VAT legislation.

The liability to issue a tax document declaring the sale depends on whether the e-shop is VAT registered in the Czech Republic or not. Our comments to individual scenarios follow below.

Goods delivered within the Czech Republic

Goods sold to Czech end customer (non – taxable person)

If the goods that are sold to a Czech end customer (non-taxable person) are at the time of their sale located on the territory of the Czech Republic, no liability to issue a tax document arises. The e-shop is also not liable to issue any tax document when receiving advances from the end customers. Similarly, the e-shop is not required to issue a tax document in case of exchange or return of the goods.

In the case of a warranty claim from the customer, the e-shop is liable to issue a confirmation of the warranty claim and a report on the settlement of the warranty claim (declaring how the customer’s claim was dealt with). None of these documents are tax documents.

In this case it will be sufficient for an e-shop to issue any convenient document that will indicate the following information: identification of the e-shop (business name, seat, registration number, VAT number), identification of the customer (name, address), date of order, delivery date, description of the goods sold, total amount including VAT, advance payment, amount to be paid.

Goods sold to person liable to VAT

If the e-shop sells goods to a person liable to VAT, the liability to issue a tax document depends on whether the e-shop is VAT registered in the Czech Republic or not.

Under the condition that the e-shop is not VAT registered in the Czech Republic, no need to issue a tax document will arise to the e-shop. Rules as described under point a. above will apply.

If VAT registered in the Czech Republic, the e-shop is liable to declare the sale of the goods by a tax document issued in line with the Czech VAT legislation. Liability to issue a tax document will also apply when receiving advances from the customers. Furthermore, obligation to issue a corrective tax document will arise to the e-shop in case of exchange or return of the goods.

As required by the Czech VAT legislation, the tax document must provide the following information: identification of the e-shop (business name, seat, registration number, VAT number), identification of the customer (name, address), description of the goods sold, date of taxable supply (delivery date or date of advance payment receipt), date of issuance of the tax document, unit price of the goods sold excluding VAT and discount (if the discount is not included in the unit price), VAT base, VAT rate, amount of VAT in CZK, total amount to be paid.

In case of exchange or return of the goods, a liability to issue corrective VAT document will arise. Based on  the Czech VAT legislation the corrective VAT document must state the following information: Identification of the e-shop (business name, seat, registration number, VAT number), identification of the customer (name, address), evidence number of the original tax document, evidence number of the corrective VAT document, reason for issuance of the corrective tax document, difference between the original and corrected tax base, difference between the original and corrected amount of VAT, difference between the original and corrected amount to be paid by the customer.

Goods transported from EU

Goods sold to Czech end customer (non-taxable person) – distant sale

If the goods sold to Czech end customer (non-taxable person) are at the time of their sale located on the territory of the EU, the liability to declare the sale of the goods by a tax document will depend on whether the EU e-shop is VAT registered in the Czech Republic or not.

If the e-shop is not VAT registered in the Czech Republic, the VAT legislation of the country where the EU e-shop is VAT registered will be followed when it comes to issuance of VAT documents.

If on the other hand the e-shop is VAT registered in the Czech Republic, it is liable to declare the sale of the goods to the Czech end customer (non-taxable person) by a tax document issued in line with the Czech VAT legislation. Liability to issue a tax document will also apply when receiving advances from the end customers. Furthermore, obligation to issue a corrective tax document will arise to the e-shop in the case of exchange or return of the goods.

As required by the Czech VAT legislation, the tax document must provide the following information: identification of the e-shop (business name, seat, registration number, VAT number), identification of the customer (name, address), description of the goods sold, date of taxable supply (delivery date or date of advance payment receipt), date of issuance of the tax document, unit price of the goods sold excluding VAT and discount (if the discount is not included in the unit price), VAT base, VAT rate, amount of VAT in CZK, total amount to be paid.

In the case of exchange or return of the goods, a liability to issue corrective VAT document will arise. Based on  the Czech VAT legislation the corrective VAT document must state the following information: Identification of the e-shop (business name, seat, registration number, VAT number), identification of the customer (name, address), evidence number of the original tax document, evidence number of the corrective VAT document, reason for issuance of the corrective tax document, difference between the original and corrected tax base, difference between the original and corrected amount of VAT, difference between the original and corrected amount to be paid by the customer.

Goods sold to person liable to VAT

In the case of sale of goods to a person liable to VAT, the rules for issuance of a VAT document as valid in the given EU country will apply. The rules of the given EU country will also apply to a situation when receiving VAT advances from the customers, or in case of exchange or return of the goods.

Goods transported from 3rd country

Goods sold to Czech end customer (non-taxable person)

If the goods are transported to Czech end customer from a 3rd country, then regulations of the 3rd country are decisive when it comes to rules governing the issuance of VAT/sales documents.

All goods imported from the third countries to the EU are subject to VAT, regardless of their value.

If the sale of goods is facilitated by online sellers or through an electronic interface (e-shop) to buyers in the EU, the seller/electronic interface is considered to have made the sale and is in principle liable for the payment of VAT.

To simplify the declaration and payment of VAT for goods sold from a distance by sellers from either the EU or from a non-EU country or territory the seller may apply for Import One-Stop Shop (IOSS). If a business is not based in the EU, it will normally need to appoint an EU-established intermediary to fulfil its VAT obligations under IOSS. The IOSS simplification is applicable only to purchases made by a buyer within the EU and for goods valued at less than EUR 150. For goods valued more than EUR 150 shall apply the rules for standard import of goods from a non-EU country.

Goods sold to a person liable to VAT

If the goods are transported to Czech end customer from a 3rd country, then regulations of the 3rd country are decisive when it comes to rules governing the issuance of VAT/sales documents.

It is essential for the e-shop (with no regard to the destination from where the goods are shipped) to be able to prove both the date of receiving the advance payment (in case of receiving advances from the customers) as well as the date of taxable supply (i.e. the date on which the customer overtakes the goods). Receipt of the payment can be proved by a bank account statement in case of card/bank transfer or by a confirmation from courier company in case of cash on delivery. The handover of the goods to the customer can be proved by a confirmation issued by the courier company proving that the goods were handed over to the customer or by a delivery note. Even though there is no legal obligation to issue delivery notes, it is a common practice in case of e-shop sale.

Cross-border employment brings a new set of responsibilities when it comes to fiscal obligations. Our overview on global mobility and expat tax in the Czech Republic, prepared by our local tax experts, provides you a comprehensive overview on tax residency conditions, personal income tax, social security and health insurance contributions or penalties for non-compliance.

Download our guide on expat tax in the Czech Republic, or check out our infographic summary below.

Overview of key facts related to expat tax in the Czech Republic

Our local tax, payroll and labour law experts are here to help you – as an expat or an employer – to obtain essential professional advice, so that you can effectively address all the matters related to cross-border mobility in the Czech Republic and other locations globally.

Tax residency

An individual is considered a Czech tax resident if:

The individual has a permanent place of residence in the Czech Republic in which they intend to stay permanently

The individual stays for 183 days or more in the Czech Republic continuously or intermittently in the calendar year

Types of taxable income

Based on the Czech legislation, the following types of income are subject to taxation:

Employment income: Salaries, bonuses, remuneration of executives and members of the board of directors.

Self-employment income: Revenues from business and professional services.

Capital gains: Interests and dividends (from foreign sources), dividends and interests from Czech sources are usually subject to withholding tax at source and may not be included in the annual personal income tax return.

Rental income: Proceeds from the lease of real estate and flats, long-term rental of movables.

Other income: Proceeds from the sale of securities, sale of property (unless they are exempt from taxation).

Employee benefits

A specific group of income from dependent activities are employee benefits, such as:

 

Provision of company car for work and private purposes: 1% / 0.5% (low-emission vehicle) / 0.25% (emission-free vehicle) of the purchase price of the car (including VAT) is considered taxable income (min. CZK 1,000), this income is also subject to social security and health insurance contributions.

Pension and life insurance contributions: exempt from tax up to CZK 50,000 / year.

Contributions to retirement savings products – exempt from tax up to CZK 50,000 / year. The retirement savings products are defined by the Czech tax legislation as:

  • supplementary pension insurance with state contribution,
  • supplementary pension savings,
  • pension insurance,
  • private life insurance and
  • long-term investment product.

Non-monetary benefits in the field of culture, education, purchase of services and goods from medical institutions, recreation and trips etc., which are provided by the employer to the employee or his/her family members, are exempt from taxation on the employee’s part only up to half of the average wage for the whole calendar year. For 2025, the threshold is CZK 23,278. The employee’s taxable income is the amount exceeding the limit. The tax non-deductibility on the employer’s part is linked to the exemption on the employee’s part i.e. expenditure on non-monetary benefits is always tax non-deductible if it is also exempt on the employee’s part. Excess amounts might be tax deductible on the employer’s part if the entitlement to non-monetary benefits is based on an internal regulation, collective agreement or employment contract.

Meal vouchers, employer canteen and meal cash allowance: exempt up to 70% of the upper limit of the meal allowance that can be granted to employees for a business trip lasting 5 to 12 hours (for 2025 the amount is CZK 123.90). For exemption from taxation, it is also necessary to meet the condition of the employee’s presence at work which lasts at least 3 hours. For shifts lasting at least 11 hours, it will be possible to grant double the amount. The amount above the stipulated limit is considered employee’s taxable income subject to social security and health insurance contributions (both on the employee’s and the employer’s side). The claim should be stipulated in an internal directive/employment contract.

Tax rate

Tax rate on income up to CZK 1,676,052 (approx. EUR 67,042)
15%

%
Tax rate on income exceeding CZK 1,676,052 (approx. EUR 67,042)
23%

%

Tax period

Calendar year

Social security contributions

Rate for the employer
24.8%

%
Rate for the employee
7.1%

%

Health insurance contributions

Rate for the employer
9%

%
Rate for the employee
4.5%

%

Information obligation when employing EU citizens

If an employer employs an EU citizen, they have the following information obligation:

Must electronically inform the Labour Office of the Czech Republic about the start of employment of an EU citizen or their family member.

This obligation must be fulfilled by the employer no later than the first day of employment. The notification can be submitted via an electronic information card or by sending an XML file via a data box, or by direct integration into the Ministry of Labour and Social Affairs (API) interface.

In the event of termination of employment or changes in data, the employer is obliged to inform the Labour Office of the Czech Republic within 10 calendar days at the latest.

If the employment contract is for an indefinite period, termination must be reported. If it is for a fixed term and the employee terminates in accordance with the reported period of employment, notification of termination is not required.

The employer is also obliged to keep records of all foreigners employed.

The employer faces a fine of up to CZK 100,000 for non-compliance with the information or registration obligation.

Information obligation when employing foreign citizens

As with the employment of EU citizens, employers have almost the same obligations:

Must electronically inform the Labour Office of the Czech Republic in writing about the start of employment.

This obligation must be fulfilled by the employer no later than the first day of employment. The notification can be submitted via an electronic communication or by sending an XML file via a data box, or by direct integration into the Ministry of Labour and Social Affairs (API) interface.

In the event of termination of employment or changes in data, the employer is obliged to inform the Labour Office of the Czech Republic within 10 calendar days at the latest.

If the employment contract is for an indefinite period, termination must be reported. If it is for a fixed term and the employee terminates in accordance with the reported period of employment, notification of termination is not required.

The employer is also obliged to keep records of all foreigners employed.

The employer faces a fine of up to CZK 100,000 for non-compliance with the information and registration obligation.

Furthermore, the employer is obliged to keep copies of documents proving the right of residence of foreigners, for the duration of employment and for a period of 3 years from termination.

Tax return filing

The tax return is due 3 months after the end of the tax period. More precisely, the deadline is the following:

April 1, if submitted in paper form

May 1, if submitted electronically via data mailbox

July 1, if the tax return is filed by a tax advisor based on a power of attorney

Deadline extension by further 3 months, or until November 1 in case there is a foreign income

Penalties related to expat tax in the Czech Republic

Delayed filing of the tax return: 0.05 % of tax assessed, 0.01 % of tax loss, max. 5% or CZK 300,000.

Delayed payment of the due tax: the CNB’s annual repo rate at the first day of the relevant calendar half-year increased by 8%

Delayed or missing registrations at tax authorities: up to CZK 500,000

Delayed or missing report on monthly salary or withholding tax from salary: up to CZK 500,000

Penalties related to social security

Not requesting an A1 form from the respective authorities: up to CZK 20,000

Delayed report on social security: up to CZK 50,000

Delayed payment of the social security contributions: Late interest payment calculated on the CNB’s annual repo rate at the first day of the relevant calendar half-year increased by 8%. The late interest payment is issued only if exceeds CZK 1,000.

Delayed or missing registrations for the purposes of social security: up to CZK 20,000

Penalties related to health insurance

Delayed report on health insurance: up to CZK 50,000

Delayed payment of the health insurance contributions: Late interest payment calculated on the CNB’s annual repo rate at the first day of the relevant calendar half-year increased by 8%. The late interest payment is issued only if exceeds CZK 1,000.

Delayed or missing registrations for the purposes of health insurance: up to CZK 10,000 or CZK 20,000 in case of repeated failure

Limited liability company in the Czech Republic (in Czech: Společnost s ručením omezeným | s.r.o.) is the most common form of business. This company exists independently of its shareholders, and it may be formed either by one person (a natural or legal person) or more persons (the maximum number of persons is not set).

Download our 2024 guide on limited liability company in the Czech Republic, or read more below

What is a limited liability company or LLC?

The basics of a limited liability company in the Czech Republic

A limited liability company (in Czech: Společnost s ručením omezeným | s.r.o.) is the most common form of business in the Czech Republic. This company exists independently of its shareholders, and it may be formed either by one person (a natural or legal person) or more persons (the maximum number of persons is not set).

Main Advantages of a limited liability company in the Czech Republic

  • Simple company formation
  • Minimal contribution requirements – the minimum contribution of each shareholder is in the amount of CZK 1
  • Wide scope of business – suitable for the vast majority of business activities and plans, multiple investors can be easily involved
  • Easy transferability of shares
  • Simple organizational structure
  • Limited liability – shareholders are liable only up to the amount of their outstanding contribution to the company’s registered capital as recorded in the Commercial Register
  • Tax optimization

Organizational Structure of a limited liability company in the Czech Republic

Supreme Body

General meeting; or

Sole shareholder who exercises the powers of the general meeting
Statutory BodyOne or more managing directors
Supervisory Board (optional)Optional body which supervises the managing directors, various documents, and accounts

Incorporation procedure of a limited liability company in the Czech Republic

The incorporation procedure of a limited liability company in the Czech Republic consists of the following steps:

Adopting the Memorandum of Association / Foundation Deed by the Notary Public

Arranging consent to the provision of the company’s registered office address

Registering the necessary trade licences of the limited liability company in the Czech Republic

  • Either before or after the registration of the company in the Commercial Register

Opening a bank account for contribution payments

  • This applies if the contribution is more than CZK 20,000; otherwise, the contribution can be paid to the contribution administrator without opening a temporary bank account

Registration of the company in the Commercial Register of the competent District Court

The incorporation time of a limited liability company in the Czech Republic is approximately 1 week after receiving the incorporation documentation.

How we can help you with our limited liability company in the Czech Republic

We will prepare all the necessary documents and advise you on the formalities (e.g., notarisation, legalisation).

We will incorporate the company and proceed with all the steps under the powers of attorney granted to us.

Once the limited liability company in the Czech Republic is duly incorporated, we will guide you through all the necessary steps and registrations and help you with them.

What documents are required from you?

  • A written consent on the provision of the registered office address (we can arrange this for you)
  • Documents relating to the appointment of the statutory body
    • Criminal background extracts of the appointed managing directors (for non-Czech citizens)
    • Personal data of the appointed managing directors
  • Extracts from the Commercial Register of shareholders and/or managing directors, if they are legal persons

Overview of obligations after incorporation of a limited liability company in the Czech Republic

  • Registration of the necessary trade licences (if not completed as a part of the incorporation process) or other specific licenses
  • Registration of Corporate Income Tax within 15 days from the day the company is registered in the Commercial Register.
  • VAT registration if the turnover exceeds 2,000,000 CZK. The mandatory registration needs to be filed within 10 days from the effective day and becomes payable from the first day of next calendar year. If the company exceeds 2,536,500,00 CZK, it becomes a VAT payer from the following day. If the annual turnover is below this amount, VAT registration can also be done voluntarily.
  • Ultimate Beneficial Owner (UBO) registration – business corporations must register their beneficial owners in the Register of Beneficial Owners without undue delay once the company is duly incorporated. If a company fails to do so, sanctions may be imposed against them.
  • Insurance registration – employers must notify the competent office of the Czech Social Security Administration of the date of commencement or termination of an employment relationship within 8 days of it occurring.
  • Personal income registration – employers must also register with the local tax office for withholding income tax within 15 days of commencing an employment relationship.
  • Opening a bank account – company must open a current bank account after its incorporation.

Frequently asked questions about the limited liability company in the Czech Republic

Does a managing director of a limited liability company in the Czech Republic have to be of Czech nationality?

No, the managing director can be of any nationality.

Can we incorporate the limited liability company in the Czech Republic remotely or is our personal presence required?

All but one of the steps can be arranged remotely by a power of attorney. The only step that requires personal presence is the opening of a current bank account once the company is duly incorporated.

Is personal presence required for opening a current bank account?

Yes, the personal presence of the person who will be authorised to use the bank account (usually the managing director) is necessary. This is due to European legislation which sets strict conditions on AML and compliance policy.

Who is an Ultimate Beneficial Owner (UBO)?

The beneficial owner is every natural person who directly or indirectly owns more than 25% of participation in the capital or voting rights in the company; or who is entitled to a share of profit exceeding 25%; or who exercises actual control over the company on other grounds. Other grounds may refer to a partnership agreement, for example.

What is the time limit for registering the UBO after the incorporation, and what are the sanctions in case the UBO is not registered or is registered improperly?

The Czech law does not provide a precise time limit for the registration of UBO. However, it states that the registration should be made without undue delay. In practice, this usually means within two weeks after the incorporation.

Companies that fail to register the UBO without undue delay may face the following consequences:

  • Profits will not be paid out
  • Shareholders will not be allowed to vote in the general meeting
  • A fine of up to CZK 500,000 may be imposed
  • Bank accounts may be blocked, problems with auditors may arise, and overall loss of credibility may ensue

What is a Data Box?

The Data Box represents a secure and state-guaranteed electronic communication portal, which can be used to communicate with authorities, courts or other entities, including private entities. It is a kind of e-mail box established upon the registration of each company. As part of our service, we can manage your Data Box and keep you informed of messages received and other necessary actions. The Data Box interface is only available in Czech.

What is the corporate income tax for a limited liability company in the Czech Republic?

Corporate income tax is levied at a standard rate of 21%. Find out more about taxation in the Czech Republic in our dedicated tax guideline.

What is a contract on performance of the office of a member of the statutory body, and is a company obliged to conclude it with its managing directors?

The essence of this contract is to regulate the rights and obligations of the company and the members of the statutory body in their mutual relationship. In practice, this contract is usually concluded (and recommended by us), but it is not obligatory. If the contract on performance of the office of the member of the statutory body is not concluded, it is established that the members of the statutory body perform their function without remuneration and the relationship between the statutory body and the company is governed by the provisions of the Czech Civil Code.

Other forms of business*

*This list is not exhaustive

Joint-Stock Company (Akciová společnost | a.s.)

A joint-stock company is another form of business in which share capital consists of shares which are represented by securities. The company may be established by a sole shareholder. It can be formed either through a private agreement to subscribe to all shares or via a public offering.

Features of a Joint-Stock company:

  • High share capital requirements – CZK 2,000,000 or EUR 80,000
  • More complex and costly administration
  • Shareholders are not liable for the company’s debts or obligations
  • Suitable form of business for a large number of shareholders

Branch

A branch (in Czech: odštěpný závod) is a part of a company located in a different country from the parent or founding company. It is an economically and functionally independent part of the parent company, which is registered in the Commercial Register. It has its own registration number, registered office and its own accounts.

Features of a Branch:

  • Short establishment period and easy liquidation requirements
  • No share capital
  • Easy administration
  • It does not have legal personality (e.g., all agreements must be concluded through the parent company).

Company formation in the Czech Republic is regulated by the Civil Code and Business Corporations Act. Czech or foreign investors entering the Czech market may choose between several corporate forms. There are no limitations for foreign investors when it comes to setting up companies. A foreign natural or legal person may establish any form of company either together with other foreign or Czech persons, or alone as a sole shareholder. In this respect, foreign natural and legal persons enjoy the same rights and bear the same obligations as Czech persons and may not be discriminated against.

Ready to get started with company formation in the Czech Republic?

Our services for company incorporation in the Czech Republic are designed to simplify the process of starting a business. We offer tailored service packages to meet your specific needs, ensuring a smooth and hassle-free incorporation experience. Get in touch with us to find out more.

Download our 2025 guide on company formation in the Czech Republic, or read more below

Legal forms of business, minimum capital, contribution

General Partnership (Veřejná obchodní společnost | v.o.s.)

A General Partnership is a company in which at least two persons carry out business activities under a common business name and bear joint and several liabilities for the obligations of the partnership with all their property. There is no requirement of a minimum registered capital, nor for the minimal contribution.

Limited Partnership (Komanditní společnost | k.s.)

A company in which one or more partners are liable for the partnership’s liabilities up to the amount of their unpaid contributions (limited partners), and one or more partners are liable for the partnership’s liabilities with their entire property (general partners).

The minimum contribution of the limited partner should be set in the Articles of Association. Again, there is no requirement of a minimum registered capital.

Limited Liability Company (Společnost s ručením omezeným | s.r.o.)

This is the most common form of doing business in the Czech Republic. The company exists independently of its members, and it may be established either by one (natural or legal) person, or by two or more persons (the maximum number of persons is not set).

According to the Business Corporations Act, the minimum contribution of each shareholder is in the amount of CZK 1.

A Limited Liability Company is liable for the breach of its obligations with all its assets, while shareholders guarantee for the breach of the obligations of the Limited Liability Company only up to their committed but unpaid contributions to the registered capital registered with the Commercial Register.

ESTABLISHING AN LLC IN THE CZECH REPUBLIC HAS NEVER BEEN EASIER

Did you know that LLC is the most common form of business in the Czech Republic? Benefit from our 2024 Limited Liability Company formation guide and learn more about the incorporation procedure, obligations and how we can help you with the establishment process.

Joint Stock Company (Akciová společnost | a.s.)

The company may be established even by a sole founder. A Joint-Stock Company can be formed by a private agreement to subscribe for all shares, or via a public call for the subscription of shares.

The minimum registered capital required is CZK 2,000,000 or EUR 80,000.

Cooperative (Družstvo)

The purpose of a Cooperative is to undertake business activities or to ensure the economic and social or other benefits of its members.

A Cooperative is a community of an indefinite number of persons, but it shall have at least 3 members.

The Business Corporations Act does not set out the amount of minimum registered capital or minimum contribution.

Branch (Odštěpný závod)

Foreign companies may conduct business in the Czech Republic provided that they have their business or branch offices located in the Czech Republic, registered with the Czech Commercial Register.

No minimum registered capital or contribution is required.

Other forms of business

There are other 3 legal forms of business – entities primarily regulated by EU regulations – which are legally binding for all EU Member States:

  • European Company (or “SE”, Societas Europaea)
  • European Cooperative Society
  • European Economic Interest Group

Minimum documentation and incorporation time

The most important document required when establishing a company in the Czech Republic is the Articles of Association / Foundation Deed adopted in the form of a notarial deed.

Other documents required depend on the specific legal form of the company. Usually, the following documents are also required:

an affidavit of a managing director on their ability to perform on a position of statutory body of the company

a clean Criminal Register extract for non-Czech managing directors

a declaration on registered capital payment

a consent with the provision of a registered office address (from the office landlord)

Incorporation time varies based on company type. For example: the establishment and registration of a capital company could be completed within 7 working days.

Shareholders and company´s bodies

Common setups

In the following table we present an overview of possible setups of shareholders and other company’s bodies in the most used legal forms of business:

Common setupsLimited Liability CompanyJoint Stock CompanyLimited PartnershipGeneral Partnership
ShareholdersNatural person(s) or legal entity(ies)Natural person(s) or legal entity(ies)At least 2 natural persons or legal entitiesAt least 2 natural persons or legal entities
Company’s bodies

Managing director(s)

Supervisory board (voluntary)

Sole shareholder

or General meeting

Monistic system: Management board

Dualistic system: Board of directors, Supervisory board

General meeting

The statutory body consists of all of the General Partners. The Articles of Association may specify that the statutory body is formed of only some of the General Partners or one of them.The statutory body consists of all of the Shareholders. The Articles of Association may specify that the statutory body is formed of only some of the Shareholders or one of them.

 

Special requirements

Persons who will form the statutory body have to prove their clean criminal history by obtaining and submitting their criminal background check from their country of citizenship.

If the shareholder is a legal person, the proof of its existence (extract from a commercial register) shall be required.

General overview of corporate taxes

Company formation in the Czech Republic and related taxes

Both corporate income tax residents and tax non-residents are subject to Czech corporate income taxes. A corporation is a tax resident if it is incorporated or managed and controlled from the Czech Republic. Tax residents are taxed in the Czech Republic on their worldwide income while tax non-residents only on their Czech-source income.

The taxable income is calculated on the basis of the accounting profits. As a general rule, expenses incurred on obtaining, ensuring and maintaining the taxable income are tax deductible.

Corporate income tax is levied at a general (standard) rate of 21%. Moreover, lowered corporate income tax rate of 5% applies to basic investment funds while pension funds are subject to a corporate income tax rate of 0%.

The tax period may be a calendar year or a fiscal year. The taxpayer has the obligation to calculate the tax due in the corporate income tax return (self-assessment). The time-limit for corporate income tax return filing is three or six months depending on certain conditions.

Advance tax payments are paid semi-annually or quarterly depending on the amount of the last known tax liability.

Find out more about taxes in the Czech Republic in our dedicated tax guideline.

Investment incentives

Czech and foreign legal entities, as well as natural persons engaged in business activities in the Czech Republic, can apply for investment incentives. The supported areas include:

manufacturing industry

technology centres (R&D)

production of strategic products for the protection of life and health

strategic service centers

When meeting the conditions, investment incentives can be provided in the form of:

  • corporate income tax relief for a period of 10 years
  • financial support for acquisition of tangible fixed assets up to 10% of the eligible costs
  • cash grant for job creation
  • cash grant for training of employees

Other aspects

Liability for damages caused by the statutory bodies

It is very important for the statutory body to act with due care and diligence when performing their role in a company. If the statutory body fails to comply with due care and diligence, it becomes liable for damages.

Unfortunately, this liability cannot be limited in any way (for example by an agreement with the company etc.).

In order to protect the statutory bodies, insurance companies in the Czech Republic provide a commercial insurance option, meant to insure against damages caused by the decisions of statutory bodies.

The regulations of transfer pricing in the Czech Republic deal with the determination of prices in transactions (e.g. sale of goods, provision of services or provision of loans) realized between economically or personally related companies. The aim is to ascertain that the arm’s length principle is met.

Download our eBook or read more below

Applicable legislation

Transfer pricing in the Czech Republic: Local legislation

Income Taxes Act No. 586/1992 Coll. (Section 23 (7))

Section 23 (7) of the Czech Income Taxes Act stipulates that if prices agreed between related persons (parties) differ from prices agreed between unrelated entities in common business relations under the same or similar conditions and the difference is not properly documented, the taxpayer’s tax base shall be adjusted by the ascertained difference.

Transfer pricing in the Czech Republic and international regulations

  • Double Tax Treaties
  • OECD Guidelines
  • Arbitration Convention

OECD Guidelines

As a member of the OECD, the Czech Republic applies principles and recommendations issued by this organization. In this regard, the OECD issued the OECD Guidelines in 1995 which were subsequently updated in July 2010. The OECD Guidelines are not legally binding for the Czech Republic, nevertheless, are widely followed.

The Transfer Pricing principles defined by the OECD Guidelines were implemented into the Czech tax system by Guidance D – 34 of the Ministry of Finance. Even though not legally binding, Guidance D – 34 provides guidance for taxpayers how the Czech tax administration will approach the Transfer Pricing issues. Therefore, it is recommendable to follow the principles included in Guidance D – 34.

Arbitration Convention

The Czech Republic is one of the parties to the EU Arbitration Convention. This Convention establishes a procedure to resolve disputes where double taxation occurs between enterprises of different Member States as a result of an upward adjustment of profits of an enterprise of one Member State. The Convention provides for the elimination of double taxation by agreement between the contracting states including, if necessary, by reference to the opinion of an independent advisory body.

Related parties

The term „related persons” (“related parties”) concerning transfer pricing in the Czech Republic refers to:

Parties that are related through capital, where:

  • one person (party) directly participates in another person’s (party’s) capital or voting rights, or one person (party) participates in the capital or voting rights of more persons (parties) and this person (party) has a holding of at least 25 % in the others’ registered capital or voting rights – in such a case all are regarded as mutually related directly through capital;
  • person (party) indirectly participates in another person’s (party’s) capital or voting rights, or one person (party) indirectly participates in the capital or voting rights of more persons (parties) and has a holding of at least 25 % in the others’ registered capital or voting rights – In such a case all are regarded as mutually related through capital.

Otherwise, related parties:

  • one person (party) participates in the management or control of another person (party);
  • identical persons or close persons participate in the management or control of other persons (parties) and such other persons (parties) are otherwise related persons (parties); as otherwise related persons are not considered persons participating in supervisory board of both persons (parties);
  • involving a controlling person (party) and a controlled person (party), and/or also persons (parties) controlled by the same controlling person (party);
  • being close person (as provided by the Civil Code);
  • being persons (parties) having established a legal relationship predominantly for the purpose of reducing their tax base or increasing their tax loss.

Methods

The OECD Guidelines set out three traditional transactional Transfer Pricing methods and two profit-based Transfer Pricing methods.

Traditional transactional Transfer Pricing methods

comparable uncontrolled price (“CUP”) method

resale price minus (“R-”) method

cost plus (“C+”) method

Profit based Transfer Pricing methods

profit split (“PS”) method

transactional net margin method (“TNMM”)

Documentation

Obligations

Generally, there is no legal obligation to prepare Transfer Pricing documentation. However, under Section 92 (3) of Act No. 280/2009 Coll. (Tax Code) as subsequently amended, the taxpayer is required to provide documentary evidence of all facts, which he is obliged to state in his tax return or other communication with the tax administration. In this context, the taxpayer may be requested to prove, how the Transfer Prices in its related-party transactions are determined, and whether they comply with the arm’s length principle.

The arm’s length principle requires that Transfer Prices charged between related parties are equivalent to those that would have been charged between independent parties under the same circumstances.

Guidance D – 334

The Ministry of Finance therefore issued the Guidance D – 334 that outlines the recommendations for taxpayers regarding the scope of documentation that may be used for the purposes of Transfer Pricing. Guidance D – 334 was prepared in accordance with the principles defined in the OECD Guidelines and the Code of Conduct issued by the EU Joint Transfer Pricing Forum.

Guidance D – 334 provides legally non-binding recommendations that are, however, advised to follow to ensure a smooth tax audit.

It is essential for the taxpayer to have supporting documentation in case the tax authority inspects the transactions, as the burden of proof lies on the taxpayer. During the tax audit, the tax authority may request any documentation that reasonably justifies the substance of the transaction, its benefits for taxpayers, the appropriateness of the fees and the selected method of transfer pricing in the Czech Republic .

Advance Pricing Agreements (APA)

The Advance Pricing Agreements (APA) are binding agreements valid for up to 3 years (if conditions and the law remain unchanged) between the tax authority and the taxpayer, which set out the method for determining Transfer Prices in related party transactions.

This concept of “binding ruling” is set out by Section 38nc of the Income Tax Act, which became effective as of 1 January 2006. First, the taxpayer files a request and, consequently, the tax administrator decides, whether the taxpayer has chosen a relevant Transfer Pricing method, which would result in a transfer price determination on an arm’s-length basis. The binding ruling can be issued only for transactions effective in a particular tax period or in the future.
It is impossible to apply for the binding ruling concerning the business relations that have already influenced the tax liability (tax base or tax loss) for the taxable period.

Guidance D – 32 describes the process for issuing binding ruling and the details for the application. Generally, the decision on the method of Transfer Pricing between related parties is effective for three tax periods following the day when the decision was issued.

The fee for APA in the Czech Republic is CZK 10,000 (approx. EUR 400) for one transaction.

Mutual Agreement Procedure

Mutual Agreement Procedure is a dispute resolution procedure provided by Article 25 of the OECD Model Tax Convention. The subject of this procedure is the negotiation between two governments with the aim to resolve matters of taxation not in accordance with the particular tax treaty and to try to avoid double taxation.

Other aspects

Penalties for transfer pricing in the Czech Republic

There are no specific penalties for transfer pricing in the Czech Republic. Generally, when the tax authority successfully challenges Transfer Pricing, a penalty of 20% of the unpaid tax or 1% of the tax loss reduction will be applied. In addition to this, interest for late payment is assessed at 8% + REPO rate of the unpaid tax.

Additional obligations for taxpayers

Taxpayers are obliged to fill in the mandatory annex to the corporate income tax return related to transfer pricing in the Czech Republic. This annex describes the intragroup transactions. Qualifying companies must state the information regarding related parties (name, registered office) and state the relevant financial amount.

Take no risks with penalties when it comes to transfer pricing in the Czech Republic! Book expert consulting through our eShop.

Labour law in the Czech Republic regulates the legal relations arising in connection with the performance of dependent work between employees and their employers, labour relations of collective nature and other aspect related to employment.

The fundamental principles of labour relations are especially legal protection of employee status, satisfactory and safe working conditions for performance of work, fair remuneration and equal treatment of employees and prohibition of their discrimination.

Download our 2025 guide on labour law in the Czech Republic, or read more below

Entitlement to work in the Czech Republic

For Czech nationals

No employment permission needed.

For foreigners

  • foreigners from the EU, Switzerland and EEA and their family members do not need an employment permit
  • foreigners from third countries (except some special categories of employees, such as holders of long-term residency permits, students etc.) need one of the following:

Work Permit – most common in cases of seasonal work, or applicants for international protection etc.

Blue Card – for a long-term stay involving the performance of a highly skilled job

Employee Card – for long-term stay in the territory of the Czech Republic where the purpose of the stay (longer than 3 months) is employment

Intra-Company Transfer Card – for transfer within a group of companies (from a group company outside the EU into Czech Republic), where the purpose of the stay is work (longer than 3 months) as a manager, specialist or employed intern

Employment types

Regular employment

There are two types of regular employment contracts in the Czech Republic:

Employment Contract for a definite period: generally, it can be concluded for a maximum of 3 years and it is possible to prolong such contract only twice (maximum length 3×3 years)

Employment Contract for an indefinite period: an employment relationship shall last for an indefinite period unless a definite period has been expressly agreed

Work outside employment relationship

Furthermore, an employee may perform work outside employment relationship on the ground of two agreements:

Agreement to complete a job: the scope of work for which an agreement is concluded may not exceed 300 hours in one calendar year.

Agreement to perform work: the scope of work shall not exceed a maximum of one half of determined weekly working hours (20 hours)

Probationary period

In Czech employment contracts, the probationary period can be concluded as:

Maximum 3 consecutive months for regular employees

Maximum 6 consecutive months for managers

A probationary period may not be longer than one half of the agreed period of the employment relationship and must be agreed in writing on the day of commencement of employment at the latest.

Employment contract preparation available just a click away in our eShop 

Termination of employment

Cases

Employment relationship may be terminated with the Czech employee:

  • by agreement between the parties in writing
  • by notice of termination
    • the notice of termination shall be made in writing and delivered to the other party
    • the employee may give his employer notice of termination for any reason or without stating a reason
    • the employer must specify the reason based on a list of reasons provided by law
    • the Czech law prohibits giving notice to an employee during the protection period (while the female employee is pregnant or is on maternity or parental leave, the employee is unfit for work, the employee is released to exercise a public office, etc., given that other conditions are met) (note: even the protection period has its own conditions which need to be met. For example, an employee is not protected if his/her incapacity for work was caused by intoxication)
  • by immediate termination only for reasons specified in the Labour Code
  • by termination within a probationary period
  • on the expiry of agreed period in case of employment contract for a definite period
  • upon lapse of validity of a work permit of a foreign employee, or due to deportation or revocation of a residence permit
  • upon death of the employee

In some specific cases, an employee is entitled to severance pay upon termination of employment.

Notice period

Where notice of termination has been given, the employment relationship will come to an end upon the expiry of the notice period. The notice period must be the same for both the employer and the employee.

Notice period
2 months

%

The notice period shall be at least 2 months and can be extended only by agreement between the employer and the employee in writing. The notice period shall start to run on the first day of the calendar month following delivery of the notice.

The length of the notice period is regulated differently for agreements on work outside of an employment relationship. Unless agreed otherwise, the notice period for these agreements is 15 days and starts on the date on which the notice is delivered to the other party.

Social contributions and income tax

The employer is obliged to pay monthly contributions to social and health insurance and advances on the income tax.

Contributions paid by employers for each employee

Social security contribution: 24.8%* of gross earnings

* (from 1 February 2023, it is possible to apply a discount on the contribution of 5% for certain groups of employees, e.g., under 21 years of age, or those with shorter working hours who are over 55 years of age or caring for a child under 10 years of age, etc.)

Health insurance: 9% of gross earnings

Contributions paid by employee

Social security contribution: 7.1% of gross earnings

From 2024, employees are paying sickness insurance as part of their social security contributions, at a rate of 0.6% of their gross wages. The employee’s social security contribution will therefore be 7.1% instead of the previous 6.5%.

Health insurance: 4.5% of gross earnings

Personal income tax

The personal income tax in the Czech Republic is paid by the employee at a flat rate of 15% applicable on a gross salary up to the annual income of 36x the average salary (i.e. CZK 1,676,052 for 2025).

Income exceeding this limit is taxed at a higher flat rate of 23%.

Working time and vacation

Working time

40 hours/week is the length of standard weekly working hours, except for some employees. Working hours are usually distributed over a five-day working week. Part-time work may be agreed between the employer and employee.

12 hours is the maximum length of a shift. The employer shall distribute working hours and determine the start and end of shifts.

25% of the average earnings is the minimum premium that the employee is entitled to for overtime work in addition to the attained wage, or a compensatory time off.

Besides an evenly distributed work time schedule, employers may also introduce uneven or flexible schedules, as well as a work time account. In addition, from 1 January 2025, the employer may also agree with the employee on the employee´s self-scheduling of working hours, both when working at the employer´s workplace and when performing remote work. Specific requirements are indicated in the Czech Labour Code.

Time off

Regarding the vacation and other circumstances under which the Czech employee can take time off, the main cases are:

Annual leave

The employee in an employment relationship who performed work for the employer for 52 weeks in the extent of the weekly working hours (standard or shorter part-time working time) in one calendar year is entitled to annual leave. The basic statutory period of leave is 4 weeks.

Proportional part of annual leave

The employee who worked for the employer in the extent of the weekly working hours for at least 4 weeks, is entitled to 1/52 of the leave entitlement for each fully worked weekly working time.

Additional leave

The length of additional leave in the Czech Republic is 1 week and it is provided for specific groups of employees engaged in particularly hard work when an employee performs such work for the entire calendar year. In case that this type of work was not performed during the whole calendar year, a proportional part of the additional leave is provided (1/52 of the yearly entitlement for each work week).

Annual leave of employees on DPP/DPČ agreements

As of 1 January 2024, employees working under an agreement for work performed outside the employment relationship (agreement to perform work or agreement to complete a job) are now also entitled to annual leave. The entitlement arises if the employment relationship under the same agreement lasted at least 4 weeks in the relevant calendar year and if the employee worked at least 80 hours. With the statutory 4-week annual leave entitlement, the employee is entitled to approximately 1.5 hours of leave for every 20 hours worked.

Unpaid leave

Due to family circumstances or for other personal reasons the employee may be given a leave without pay, the duration of which is determined usually under the agreement between the employee and the employer. It is applicable upon request, but in certain cases prescribed by law. For example, the employer is obliged to provide unpaid leave when the employee moves or seeks another employment (both subject to further conditions). In some cases, the employee is even entitled to paid leave (e.g. medical examination, wedding, bereavement).

Most common employee benefits

The most common benefits for employees in the Czech Republic are:

  • bonuses in terms of financial rewards
  • professional trainings
  • language courses and personal development
  • the option to work remotely
  • additional days off (extra holidays, study leave, sick days)
  • discounts on company products
  • flexible working hours
  • meal vouchers
  • company phone
  • company car or transport allowance
  • insurance contributions
  • sports and recreation contributions*
  • refreshment/beverages at workplace

Certain companies offer also temporary accommodation or housing allowances, recreation in the company’s facilities or holiday allowances, or free ticket by companies operating regular public transportation.

* Non-monetary benefits in the field of culture, education, , recreation and trips, etc., which are provided by the employer to the employee or his/her family members, will now be exempt from tax on the employee’s side only up to half of the average monthly salary for the whole calendar year (for 2025 this amount is CZK 23,278).

From 2025 a new limit has been introduced for health related employee benefits. These benefits are exempt from taxation on the employee’s part up to the average wage for the calendar year, i.e. up to CZK 46,557 for the calendar year 2025. The new limit should not replace the current limit for non-monetary benefits provided to employees by the employer up to half the average wage, i.e. CZK 23,278 for the year 2025, it will be monitored separately. The new limit for health benefits will apply to the purchase of goods or services of a health, medical, hygienic and similar nature from health services or the purchase of medical devices based on a medical prescription, e.g. contributions to medicines and prescription glasses, vaccinations, psychological consultations in registered health facilities, etc.

Agency employment and posting

Agency employment

An employment agency temporarily assigns its employee to perform work for a client on the basis of a temporary assignment agreement entered into by and between the agency and the client.

The agreement must be in writing. The employment agency assigns an employee to perform temporary work with the client on the basis of a written order.

The employment agency and the client are obliged to secure that the working and wage conditions for the temporarily assigned employee are not or would not be worse than those under which a comparable employee works or would work.

The time of temporary assignment to perform work for the same client shall not exceed 12 consecutive calendar months, although some exceptions apply.

Posting of employees and the necessity to carry an A1 certificate

In case an employee of an employer based in one of the EU member states is sent to work within the framework of the posting of employees in the territory of the Czech Republic, such an employment must comply with the European legislation, as well as that of the Czech Republic.

An A1 certificate is a form that states the country in which an employee is covered by social insurance. In principle, all employees are covered by social security in the country where they work and hence to prove this, employees must carry an A1 certificate.

Inspections in several EU countries are strict and may cause unpleasant situations to the employees and their employers if they do not have A1 certificates.

If the posting is short-term (i.e. up to 12 months), the employment must comply with the following Czech basic work conditions:

  • maximum work periods and minimum rest periods
  • remuneration, including overtime rates; this does not apply to supplementary occupational retirement pension schemes
  • occupational safety and health
  • minimum paid annual leave
  • working conditions for pregnant employees, breastfeeding employees and employees up to the end of the ninth month after giving birth and minors
  • equal treatment of male and female employees, ban on discrimination
  • working conditions for agency employment
  • conditions of employee accommodation
  • allowances or reimbursement of expenditure to cover travel, board and lodging expenses for employees away from home for professional reasons.

In case of long-term postings (i.e. exceeding 12 months), it is necessary to ensure that also any other local work conditions are applicable to the posted employee, with the exception of conditions governing the establishment, changes or termination of an employment relationship.

Local legislation is not applicable if the legislation of the posting country is more favourable to the employee, which is to be considered individually.

Get the A1 applications sorted easily – order their preparation from our eShop.

Overview of applicable legislation

The main sources of the labour law in the Czech Republic are three acts:

  • Act No. 262/2006 Coll., the Labour Code, as amended
  • Act No. 2/1991 Coll., the Collective Bargaining Act, as amended
  • No. 435/2004 Coll., the Employment Act, as amended

However, the area of labour law in the Czech Republic is governed by other important regulations, such as:

  • Act No. 309/2006 Coll., the Act Stipulating Further Requirements for Health and Safety at Work, as amended
  • No. 251/2005 Coll., the Labour Inspection Act, as amended
  • No. 73/2011 Coll., the Labour Office Act, as amended
  • Act No. 187/2006 Coll., the Sickness Insurance Act, as amended
  • Act No. 329/2011 Coll., on benefits for people with disabilities, as amended
  • Act No. 589/1992 Coll., on social security insurance and state employment policy, as amended
  • Act No. 48/1997 Coll., on public health insurance, as amended
  • Act No. 592/1992 Coll., on premiums for general health insurance, as amended
  • Act No. 326/1999 Coll., on the Residence of Foreigners in the Territory of the Czech Republic, as amended
  • Act No. 118/2000 Coll., on protection of employees against the employer’s insolvency, as amended

Expert support for labour law in the Czech Republic for businesses

Understanding and applying labour law in the Czech Republic is essential to maintaining a compliant and productive workplace. At Accace, we provide expert labour law consultancy and payroll services in the Czech Republic to help you manage employment relationships, contracts, internal policies, and day-to-day HR administration. With our support, you can confidently handle your employer obligations while staying aligned with local regulations.

Affecting both domestic and foreign businesses, a number of actions triggers the obligation to register for value-added tax in the Czech Republic. To provide a basic overview, our Czech experts prepared a comprehensive eBook on VAT. Find out more about VAT rates, registration of taxable persons, communication with local tax authorities, compliance and VAT return filing, VAT refund to EU member states or third countries and penalties.

Download our free eBook on VAT in the Czech Republic or read more below

VAT rates

Basic and reduced VAT rates

The basic VAT rate in the Czech Republic equals 21%. A reduced VAT rate of 12% is applicable to specific goods, such as food and drinking tap water, special healthcare products or pharmaceutical products (incl. drugs and vaccines), public transportation, hotel accommodation, catering or entry to cultural and sport events.

Supply of goods within and outside the European Union

The supply of goods to another EU member state is exempt from VAT, provided that:

  • The goods are physically delivered to another EU member state
  • The goods are transported by a supplier, customer or third person on their behalf
  • The customer provides valid EU VAT ID number for intracommunity purposes
  • The transaction is reported in EC Sales List

The export of goods outside the EU is exempt from VAT, provided that:

  • The goods are physically transported to third country by supplier or customer
  • The supplier has confirmation of custom authorities or other documents confirming export from the EU

Taxable amount

The taxable amount equals the total amount that was received or shall be received for a taxable supply, including any excise duties, however, it does not include the value-added tax.

VAT registration of domestic taxable persons

Voluntary and obligatory registration

Voluntary VAT registration is possible, but only for a taxable person. However, if the turnover threshold reaches CZK 2,000,000 within a calendar year, registration for VAT becomes obligatory.

The application for VAT registration must be submitted within 10 working days after the turnover threshold has been reached. In the application, taxable person may decide since when it would be registered as VAT payer:

  1. As of the day following the day on which the threshold has been exceeded, or
  2. As of the first day of the following year (i.e. always from January 1).

Once the turnover threshold reaches CZK 2,536,500 a taxable person becomes taxpayer always from the day following the day on which the threshold has been reached.

The due day to file the obligatory VAT registration falls on the 15th day of the calendar month following the calendar month in which the turnover threshold has been reached.

Group registration for taxable entities

In the Czech Republic, taxable entities who have their seat, place of business or fixes establishment within Czech territory and are financially, economically, and organizationally connected, may participate in group VAT registration, and therefore be considered as a single taxable person for VAT purposes.

Other specifications of the VAT registration

In case a taxable person does not fulfil the obligation to register for VAT, the tax authority is entitled to do so ex officio.

Besides the obligatory registration, Czech taxable entities must register for VAT for intra-community purposes in case of service provision to another EU member state or in case of acquisition of goods or services from another EU member state.

Tackle VAT registration with ease – order it through our eShop. 
 

VAT registration of foreign taxable persons

Definition of foreign taxable persons

Foreign taxable persons are entities without seat or fixed establishment located in the Czech Republic, who realize the delivery of goods or service provisions subject to Czech VAT obligations.

Obligatory registration for foreign taxable persons

Foreign taxable persons are obliged to register for VAT in the Czech Republic in case they deliver goods or provide services subject to Czech VAT obligations (except when the recipient is obliged to pay the tax) as well as in case of acquisition of goods from other EU member states.

For distance sales the threshold for the relevant transactions (distanced sale of goods and provision of telecommunication services, radio and television broadcasting services and electronically provided services to a non-taxable person), did not exceed EUR 10,000 (approx. CZK 253,000) in the relevant and the immediately preceding calendar year. Alternatively, a single EU VAT return submitted in the OSS (One-Stop Shop) scheme will be an option.

The electronic portal businesses (often participants of distanced sales of goods) selling imported goods to buyers in the EU, might, since 1 July 2021, instead of making the buyer pay the VAT as of import of the goods into the EU, declare and pay the VAT to the tax authorities in IOSS (Import One‑Stop Shop) scheme.

Communication with authorities

Local statutory representation for VAT

In the Czech Republic, local representation by a tax advisor is not obligatory.

In specific cases, foreign entities are very likely to use the services of a tax advisor.

As of 1 January 2025, foreign entities which do not have a data box are obliged to have an authorized representative for the delivery of documents. Authorized representative should be appointed by the foreign entity no later than

  1. the last day of the deadline for mandatory registration, or
  2. on the date of application submission in the case of voluntary registration.

Statutory language

In communication with the Czech tax authorities, only Czech language may be used.

Communication with authorities

A taxable person can communicate with the tax authorities in written form, verbally to the protocol or electronically via the data box.

The VAT return and EC sales must be filed electronically.

VAT compliance and return filing

Tax period and deadline for VAT return filing

In the Czech Republic, the calendar month is considered as a tax period. A later change to calendar quarter is possible under specific conditions. The VAT return shall be filed until the 25th day following the respective tax period.

EC sales list and other documents

The EC Sales List shall be filed until the 25th day following the respective tax period which is in general a calendar month; eventually a calendar quarter.

Besides the VAT return, a control statement listing information from issued and received invoices must be filed as well.

Need tax consulting for your VAT agenda? Book our experts on our eShop. 

VAT refund to EU member states

Minimum amount and applicable period

The minimum amount to be refunded is EUR 50 for the respective calendar year. However, the VAT refund may be requested also for shorter periods than the whole calendar year, but such period may not be shorter than 3 calendar months while the value of VAT must exceed EUR 400.

Value of VAT for shorter periods
400€

%
Value of VAT for the calendar year
50€

%

Deadline and place of filing for VAT refund

The deadline for filing of the VAT refund request is September 30 of the subsequent calendar year. The request shall be filed with the local tax authority in the other EU member state where the claimant is established. The deadline for the return of claimed VAT is 10 working days after a decision on the VAT refund is issued. This decision is issued between 4 to 8 months after filing the VAT refund request.

Refund for foreign taxable persons

VAT refund for a foreign taxable person is possible, upon the fulfilment of specific conditions.

VAT refund to third countries

VAT refund conditions

Upon the fulfilment of specific conditions, including reciprocity (currently applicable to Switzerland, Norway, Macedonia, United Kingdom), VAT refund to third countries is possible.

Minimum amount and applicable period for VAT refund

The minimum amount to be refunded is CZK 1,000 for the respective calendar year. However, the VAT refund may be requested also for shorter periods than a whole calendar year, but such period shall not be shorter than 3 calendar months and the value of VAT must exceed CZK 7,000.

Value of VAT for shorter periods
7000CZK

%
Value of VAT for the calendar year
1000CZK

%

Deadline and place of filing for VAT refund

The deadline for filing a VAT refund request falls on June 30 of the subsequent calendar year. The request shall be filed with the Tax office in Prague, Czech Republic. The deadline for the return of claimed VAT is 6 months after filing the VAT refund request.

Penalties for VAT non-compliance

Depending on the specific situation, following penalties can be imposed in case of VAT non-compliance:

  • Fine up to CZK 300,000
  • Late payment interest that is calculated as the National Bank’s repo-rate (currently 4%) increased by 8 %
  • Penalty in the amount of 20 % of the assessed VAT amount
Take no risks with penalties – consult your legal matters with our experts. 
 

Get expert support for value-added tax in the Czech Republic

Dealing with value-added tax in the Czech Republic can be complex, especially with frequent legislative updates and detailed reporting obligations. Accace offers comprehensive VAT services in the Czech Republic to help you manage VAT registrations, filings, audits, and day-to-day compliance with ease. Our local experts ensure your obligations are met accurately and on time, so you can focus on growing your business with confidence.

Even though prices of real estate are generally steadily increasing in most segments of the Czech real estate market (i.e. residential, commercial, industrial), it is still possible to find opportunities for investments and real estate transactions in the Czech Republic with prospect of solid yields in the following years.

The Czech real estate market remains a promising destination for foreign investors, with several sectors demonstrating resilience and steady performance despite global economic challenges.

The Czech real estate market saw approximately €1.09 billion in transaction volume during the first three quarters of 2024. While this aligns with 2023 levels, the market is notably performing above expectations when compared to some neighbouring countries, showcasing its relative stability in central and eastern Europe. The retail sector accounted for 31% of the total volume, followed by industrial assets at 22% and office properties at 20%. Domestic investors remain active, yet the market’s fundamentals make it increasingly attractive for foreign capital seeking stable returns.

Prague’s modern office space has grown to approximately 3.96 million square meters as of Q3 2024. Despite a slight increase in the vacancy rate to 8.1%, the year-on-year rise in gross take-up by 27% underscores sustained demand from both domestic and international tenants. Prime office rents have remained stable at €30 per square meter per month, reflecting the long-term attractiveness of Prague’s office market for businesses and investors alike.

The industrial real estate sector continues its strong expansion, with the total stock surpassing 12.2 million square meters in 2024. New completions in Q3 alone added 163,500 square meters, and further growth is expected by year-end. While the vacancy rate rose slightly to 3.1%, it remains one of the lowest in Europe, signaling robust demand for high-quality logistics and industrial spaces. Prime industrial rents in Prague have held steady at €7.50 per square meter, offering reliable returns for investors in this segment.

Residential real estate in the Czech Republic shows positive momentum, with the Residential Real Estate Price Index increasing by 1.18% year-on-year in Q1 2024. In Prague, the average price per square meter for residential properties reached CZK 124,900 (€5,409), reflecting a 6.93% annual increase. This price growth, coupled with a projected easing of interest rates, positions the residential market as an attractive option for medium- to long-term investments. Experts predict a gradual recovery in the Czech real estate market during the end of 2024 and Q1 2025, fueled by stabilizing inflation and the expected reduction in interest rates. Foreign investors are particularly well-positioned to capitalize on growth opportunities in retail, residential, and logistics sectors, where demand remains robust and yields remain competitive compared to western European markets.

For a better orientation in the real estate market, we provide you with this brief overview with information on legal aspects related to real estate transactions in the Czech Republic.

Download our eBook on real estate transactions in the Czech Republic, or read more below

Limitations over acquisition of real estate

There are currently no general limitations on ownership or occupation of real estate by foreign entities or foreign citizens, and this applies to foreign guarantees and security as well.

However, specific limitations could follow from hypothetical economic sanctions imposed by the EU, United Nations or other international organisations of which the Czech Republic is a member. However, such sanctions are extremely rare and very unlikely considering the stability and characteristics of the Czech political and economic situation.

Real Estate market according to the Czech law

The real estate market in the Czech Republic can be quite confusing for a new investor.

As of 1 January 2014, when the new Civil Code came into force, buildings form part of the land on which they are located. This means that buildings are usually owned by the owner of the land. Buildings also cannot be transferred independently from the land (principle “superficies solo cedit”). This applies to the buildings constructed after 1 January 2014 and to the buildings which had the same owner as the land under the building on 31 December 2013. As always, there are some exceptions to this general rule. But let´s focus on the big picture.

Buildings constructed before 1 January 2014 can be considered as a separate real estate itself. Such a building will remain a separate real estate until it is owned by the same entity as the land under the building.

It has to be pointed out, that for the purpose of a merger of a building with the land under the building, both of the owners have a mutual statutory pre-emptive right, which means the owner of the land has a pre-emptive right to the building and vice-versa.

It is also possible to construct a building on another person’s land (without acquiring the land). This can be arranged by a right to build. Right to build is considered as a separate real estate in a legal sense and as such can be transferred or mortgaged. On the other hand, the building itself is not a separate object and only forms part of the right to build.

All of the information on a real estate can be found in the Cadastre of Real Estate administered by the State Administration of Land Surveying and Cadastre.

Basic information on the Cadastre of Real Estate

Real estate in the Czech Republic (again with certain exceptions such as engineering networks) as well as certain rights to it are registered in the Cadastre of Real Estate.

The Cadastre of Real Estate contains descriptive information on real estate, such as:

Identification of the real estate

Rights related to it

Encumbrances limiting the owner of the real estate

This information is listed for each cadastral area on separate title deed. Such title deed lists all the information on all the real estate owned by the same person in relevant cadastral area.

Furthermore, the Cadastre of Real Estate includes the Collection of Deeds which contains documents relevant for the registrations in the register (such as past acquisition titles to real estate or geometric plans).

The descriptive information as well as excerpts from the individual title deed can be obtained for a fee electronically via the website of the State Administration of Land Surveying and Cadastre (http://katastr.cuzk.cz).

Selected information can also be obtained on a non-reliance basis for free.

Protection of good faith in records in Real Estate

The Civil Code states that if a person acquires a real estate from the person registered in the Cadastre of Real Estate for a consideration and in good faith, then the ownership of the real estate is acquired even if the registered person has not been the legal owner of the real estate.

If the relevant Cadastral Office makes an error during a registration in the Cadastre of Real Estate, only a compensation for related damages can be claimed.

Real Estate transactions in the Czech Republic

Real estate is typically acquired via:

Direct purchase (asset deal)

Acquisition of shares in the company holding the real estate (share deal)

In the past, acquisition of shares was often preferred due to tax reasons, as direct transfers of real estate were subject to the real estate transfer tax of 4%. However, in September 2020 the real estate transfer tax was dropped and currently the asset deal transfer is no longer subject to specific taxation. Still there are a few advantages when it comes to share deal – mainly provision of functioning company with capital to the buyer. This can be a bonus where the buyer/investor is a developer and would need these tools either way.

The disadvantage of share deals is that the investor acquires not only the relevant assets, but all the company’s liabilities as well. This is sometimes mitigated by corporate demerger, where the relevant asset is demerged to a newly established clean company that is subsequently the subject of the share deal.

With an asset deal the registration in the cadastral register is performed based on an application signed by each party to the purchase agreement, accompanied by an original or certified copy of the purchase agreement. The registration is subject to a fee, currently CZK 2,000. The registration proceedings take about one month, provided that the ownership is then transferred retroactively from the date of the filing of the application.

Because of an over 40-year period of communism in the Czech Republic, a kind of settlement of injustices made during these times has been implemented into the Czech law. The so-called restitution of Real Estate property in the Czech Republic is bound to the property unlawfully escheated by the Communist regime in the 1945-1989 period. Restitutions are mainly governed by the so-called restitution acts.

Due to the various restitutions, it is advisable for investors to check thoroughly the legal status of the intended acquisition from the point of being potentially the object of restitution at the Czech State Land Office, even though the risks relating to the restitutions are smaller every passing year.

Real Estate taxation

Asset deals

In the past, real estate transfer tax was payable on the transfer of real estate in an asset deal. The rate of tax was 4 % from the agreed purchase price. This transfer tax is no longer in force since September 2020 and therefore, the transfer is not subject to special taxation.

However, in cases where no exemption (of which there are many, mainly the 2-10 year time test – depending on the time of purchase and personal/investment usage) can be used, the income tax still applies. The rates can be found in the Share Deals section of this material.

Share deals

The cancelled real estate transfer tax never applied to share deals. Instead, the income of the seller from the sale of the shares may be subject to:

  • 21% corporate income tax rate (if the seller is a legal entity)
  • 15% personal income tax rate (if the seller is a natural person)
  • 5% corporate income tax rate (if the seller is a licensed real estate investment fund)

As with asset deals, there are several exemptions to income tax, which are targeted mostly towards natural persons. An advantage is that share deal is not subject to VAT.

VAT in relation to Real estate transactions in the Czech Republic

The following real estates are exempt from VAT:

  • Land that does not form a functional unit with a construction firmly connected to the ground;
  • Land that is not a building site;
  • Other real estate after lapse of 5 year after issuance of:
    1. first occupancy permit, or
    2. occupancy permit after a substantial change in the real estate

Realization of new constructions

The Czech Republic has recently implemented significant legislative changes to streamline and expedite construction permitting processes. The new Building Act (Act No. 283/2021 Coll.), effective from January 1, 2024, introduces several reforms aimed at simplifying the preparation and realization of constructions.

Key Changes Introduced by the New Building Act:

Unified Permitting Procedure:

The previous two-phase process, involving separate land-use and building permits, has been consolidated into a single project permit. This change is designed to reduce administrative burdens and accelerate project approvals.

Categorization of Buildings:

The Act classifies constructions into four categories: small, simple, reserved, and others. This classification determines the level of documentation required, the necessity of official permits, and whether professional builders must be engaged.

Digitalization of Processes:

A comprehensive digital platform, the Builder’s Portal, has been introduced to facilitate electronic submissions, communication with authorities, and access to planning documentation.

However, due to initial challenges faced by authorities in adapting to the digital system, it is currently still possible to submit applications in paper form, as was previously the standard. This transitional allowance aims to ensure smooth processing and avoid delays during the digitalization rollout.

Establishment of the Transport and Energy Construction Authority (DESÚ):

A new specialized authority has been created to oversee permits for designated constructions, such as highways, railways, and energy infrastructure projects. This centralization is intended to ensure expertise and consistency in handling complex projects.

Unified Environmental Statement (JES):

The Act introduces a single environmental assessment document that consolidates multiple evaluations required under previous regulations. This unification simplifies the environmental approval process for new constructions.

Accelerated Proceedings for Simple Structures:

For simple constructions, such as single-family homes, the permitting process has been expedited, with decisions expected within 30 days. This measure addresses previous delays and supports timely project initiation.

Implications for Developers and Investors:

These legislative reforms are expected to enhance the efficiency and predictability of construction permitting in the Czech Republic. The consolidation of procedures, digitalization, and clear categorization of building types aim to reduce administrative hurdles and foster a more investor-friendly environment. Developers should familiarize themselves with the new requirements and utilize the digital tools provided while remaining aware of the continued option for paper submissions during this transitional period.

Summary

Comprehensive support for real estate transactions in the Czech Republic

Handling real estate transactions in the Czech Republic requires not only legal precision but also deep knowledge of local procedures and regulations. Our Czech experts offer end-to-end support, from legal due diligence and contract drafting to tax advisory and compliance, ensuring your property deals are secure, efficient, and fully compliant. Whether you’re buying, selling, or investing, we help you navigate every step with confidence.

As in previous years, our tax experts have prepared a comprehensive tax guideline for the Czech Republic. This eBook provides useful information that shall matter to you when considering doing business in the Czech Republic

Download our 2025 overview of taxes in the Czech Republic or read more below.

Legal forms of business

General rules on purchasing of real estate

The real estate investor can acquire real estate located on the territory of the Czech Republic by way of an asset deal (e.g. direct acquisition of real estate) or a share deal (e.g. acquisition of a corporation owning real estate).

Asset deal

Foreign entities (natural or legal) may directly acquire real estate in the Czech Republic.

Share deal

As an option, the investment can be done through a resident corporation which directly owns the real estate.

 

The form of businessThe minimum capital (approx. in EUR)Corporate Income Tax treatmentTax rates
EnglishCzech
Unlimited PartnershipVeřejná obchodní společnost (v.o.s.)N/AIncome tax base is calculated at the level of the partnership and then transferred to partners; tax is levied at the level of the partners. No need to file a tax return.15%1)
or
21% 2)
Limited PartnershipKomanditní společnost (k.s.)N/AIncome tax base attributable to general partners is transferred to general partners and tax is assessed at the level of general partners. The remaining part of the income tax base is taxed at the level of the entity.15%1)
or
21% 2) 21% 3)
Limited Liability CompanySpolečnost s ručením omezeným (s.r.o.)N/ANon-transparent, fully liable to tax.21%
Joint Stock CompanyAkciová společnost (a.s.)CZK 2,000,000 (approx. EUR 80,0004))Non-transparent, fully liable to tax.21%
BranchOrganizační složkaN/AIncome tax base attributable to the Czech branch is taxable.21%
CooperativeDružstvoN/ANon-transparent, fully liable to tax.21%
Sole entrepreneurŽivnostN/ATaxed as part of the overall liability of the individual.15%

 

1) In the case that the general partners are individuals, personal income tax rate of 15% applies.
2) In the case that the general partners are corporations, the corporate income tax rate of 21% applies.
3) Tax base attributable to limited partners is taxed at the level of the partnership at 21% corporate income tax rate.
4) Exchange rate used – 25.000 CZK/EUR, rounded to the nearest 10.

Social security and labor law aspects

General social security and health insurance

Contribution forMaximum ass. base per yearEmployeeEmployerSole entrepreneur
Social security    
–         Pension insuranceCZK 2,234,736 (approx. EUR 89,390)6.5%21.5%28%
–         Sickness insurance0.6%2.1%2.7%1)
–         Unemployment insuranceN/A1.2%1.2%
Health insuranceN/A4.5%9%13.5%
TOTAL 11,6%33,8%45.4%

 

1) The contribution is voluntary.

Social security and health insurance assessment base of an employee is derived from taxable employment income. In case of sole entrepreneur, the assessment base is calculated as the half of the personal income tax base.

The maximum base for social security contributions amounts to to CZK 2,334,736 (approx. EUR 89,390) per year/per employer.

If the assessment base exceeds the limit, the amount of income that is above the limit is not subject to social security. When an employee has more than one employer during the year, the limit for social security contributions (24,8%) is applicable for each employer separately.

Residents of the EU are covered by the provisions of EC Regulation 883/2004 regulating social security and health insurance rules in case of cross-border activities. If non-EU residents work in the Czech Republic or Czech nationals work in a third country a bilateral social security agreement may provide for the applicable social security legislation (where such agreement is concluded). Provided that a bilateral social security agreement is not concluded, the local legislative applies only.

General comments on Czech labour law

Main features of employment relationshipApplicable law on labour
Contract type

Labour contract (either for definite or indefinite period)
Agreement on work performance
Agreement on working activity

  • Act No. 262/2006 Coll. Labour Code
  • Act No. 589/1992 Coll. on social insurance
  • Act No. 48/1997 Coll. on health insurance
  • Government regulation No. 567/2006 Coll. on minimum salary
  • Act No. 309/2006 Coll. on safety and health protection at work
  • Act No. 251/2005 Coll. on labour inspection
Contract must include

Type of work
Place of work
The day the employee shall start his / her work
(The contract must be concluded in writing)

Working time40 hours per week
Holiday entitlement per year20 days
Other commentsTrial period (max. 3 or 6 months), statutory rules in case of employment termination, notice period (minimum of 2 months)

Employment contract preparation available just a click away in our eShop 

Taxes on corporate income

Corporate income tax (“CIT”) – rates

Corporate income tax is levied at a general rate of 21%.

Corporate income tax rate of 5% applies to basic investment funds. Pension funds are subject to tax rate of 0%.

Corporate income tax – general information

Residence

A company is treated as a Czech tax resident if it has its legal seat or place of effective management in the Czech Republic.

Taxable income

Tax resident companies are taxable on their worldwide income. The taxable income is calculated based on the accounting profits according to Czech accounting regulations and is adjusted for tax purposes. Tax non-resident companies are taxed only from Czech source income.

Tax period

The calendar year or the fiscal year.

Tax returns and assessment

The taxpayer has the obligation to calculate the tax due in the corporate income tax return (self-assessment). The time-limit for filing the tax return is generally three months after the end of the tax period. If the CIT return is filed electronically, the time-limit for filing the tax return is four months. If the CIT return is filed by a tax advisor or the taxpayer is subject to a statutory audit, the time-limit for the submission of the CIT return is six months.

Tax liability and payment in foreign currency

With effect from 1 January 2024, it is also possible to keep accounts in EUR, GBP and USD if this is so-called “functional currency” of the company. The “functional currency” is defined as the currency of the primary economic environment in which the company operates. The company shall be able to justify the procedures and analyses used to determine that functional currency.

However, the corporate income tax liability determined in tax return shall be determined in CZK. If the tax liability is paid from a foreign currency account and there is an overpayment or underpayment only due to exchange rate differences, this overpayment or underpayment will not be taken into account, and the tax liability will be considered by Czech tax authorities as fully paid.

In the future, it is planned to allow companies to keep their accounts in other foreign currencies (not only EUR, GBP and USD), and also to allow the determination of the corporate tax liability in this currency.

Tax advancement

Advance payments must be paid semi-annually, if the last known tax liability is between CZK 30,000 – 150,000 (approx. EUR 1,200 – 6,000). Then the advance payment amounts to 40% of the tax liability.

If the last known tax liability is higher than CZK 150,000 (approx. EUR 6,000), the advance payment is ¼ of the previous tax liability and is paid quarterly.

Deductions

Generally, expenses incurred in obtaining, ensuring and maintaining taxable income are fully tax deductible, unless they are listed as non-deductible items or items which are deductible only up to a limit set by the law.

Deductions on research and development

Expenses on research and development projects can be deducted from tax base up to 100%, resp. 110% of the expense. In fact, research and development costs are claimed twice, because the cost of research and development project remains in the calculation of the tax base. Deduction can be made for up to 3 years.

Education tax deduction

Companies can obtain tax deductions in two forms. A deduction for assets acquired for professional education, can be made twice:

1

by the depreciation of asset which decreases the tax base

2

by the deduction of up to 110% of value of asset in the year of acquisition

Companies providing professional education can deduct CZK 200 (approx. EUR 8) per hour of educational activity, which is the second form of deduction.

Tax losses

Tax losses derived after 1993 may be carried forward
5 tax years

%
Starting from July 2020, the tax losses can be carried backwards
2 tax years

%

Tax losses derived after 1993 may be carried forward for 5 tax years.

Starting from July 2020, the tax losses can be carried backwards for 2 tax years. The maximum amount that can be claimed is CZK 30 million (approx. EUR 1,200,000).

Exemption from taxation

The following types of income are tax exempt:

Dividends paid by a subsidiary (CZ or another EU Member State resident) to its parent company (CZ or another EU Member State resident).

Income from sale of participation in a subsidiary (CZ or another EU Member State resident).

Dividends and income from sale of participation in a subsidiary if the subsidiary is a non-EU resident from a “double tax treaty” country and is subject to corporate income tax which is not lower than 12%.

There are several conditions which must be met to be able to claim the exemptions in the situations 1-3 above. The key condition is that the parent company holds at least a 10% share in the subsidiary for at least 12 uninterrupted months. Income under situation 1 above is tax exempt also if paid to a resident of Switzerland, Norway, Iceland and Liechtenstein.

Incentives

Investment incentives are available to Czech Republic seated entities owned by both Czech and foreign investors for the following supported areas:

Manufacturing industry

Technology centers

Business support services centres – shared-services centres, software-development centres and high-technology repair centres, call centres and data centres

While meeting the conditions, investments incentives can be provided in the following forms:

  • Income tax relief for up to 10 years
  • Financial support for creation of new jobs
  • Financial support for training and retraining new employees
  • Financial support in the case of strategic investments in manufacturing or in technology centres
  • Transfer of public land at a favourable price
  • Real estate tax exemption for up to 5 years
  • Grant of investment incentives is subject to approval of Ministry of Industry and Trade or the Czech government.

Withholding tax

Dividends

Dividends paid to residents and non-residents are subject to 15% withholding tax.

However, under the EU parent-subsidiary directive, dividends paid from subsidiary to parent company are exempted from taxation under the following conditions. Dividends paid from a subsidiary (CZ, EU) to its parent company (CZ, EU) are exempted from taxation, if the parent holds at least a 10% share in the subsidiary for at least 12 uninterrupted months. Similar treatment applies also to dividends paid by a CZ subsidiary to a parent company seated in Norway, Iceland, Switzerland and Liechtenstein.

Withholding tax of 35% applies when dividends are paid to other jurisdictions than EU/ EEA states or states with which the Czech Republic did not conclude a double tax treaty.

Interest

Interest paid to non-residents is subject to a 15% withholding tax. Exemption can be applied when interest is paid by a Czech resident to a company with permanent residency in the EU, Switzerland, Norway, Iceland or Liechtenstein. Taxpayers from EU/EEA are permitted to file a tax return to deduct costs related to interest payment.

A 35% rate applies when interest is paid to other jurisdiction than EU/ EEA states or states with which the Czech Republic did not conclude double tax treaty.

Royalties

Royalties paid to non-residents are subject to 15% withholding tax. Royalties can be exempted from taxation when paid from Czech tax resident to company from EU member state, Switzerland, Norway, Iceland or Liechtenstein. Taxpayers from EU/EEA are permitted to file a tax return to deduct costs related to royalties.

A 35% rate applies when royalties are paid to other jurisdiction than EU/ EEA states or state with which the Czech Republic did not conclude double tax treaty.

Anti-avoidance rules

Thin capitalization

It is prohibited to deduct interest expenses from loans provided by related parties when the sum of loans during a tax period exceeds six times the equity if the recipient of a loan is a bank or insurance company or exceeds four times the equity for other recipients of loans.

Excessive borrowing costs

Excessive borrowing costs are tax deductible only up to a predefined limit. The limit is set at 30% of tax profit before taxes, interest, depreciation, respectively CZK 80 million (approx. EUR 3,200,000).

At the same time, the Income Tax Act allows the tax base or the difference between income and expenses to be reduced in the following tax periods by amounts that have under the proposed rule increased the tax base or the difference between income and expenses in previous periods. The mentioned reduction of the tax base or the difference between income and expenses is allowed in a tax period in which the taxpayer does not reach the limit of excessive borrowing costs.

Controlled foreign company

In determining its tax base, the controlling company considers the so-called included revenues achieved by the controlled foreign company. Included revenues cover e.g. license fees, dividend income, income from sale of ownership share, income from sale of goods and provision of services from/to affiliates without added value/ with little added value, insurance, banking and other financial services, etc.

The so-called included revenues form part of the tax base of the controlling company in proportion to the share capital of the controlled foreign company. The adjustment of the tax base of the controlling company by the included revenues shall not be done provided that such an adjustment would lead to decrease of the tax base of the controlling company.

DAC6

The Czech Republic implemented DAC VI EU guideline under which cross-border arrangements the implementation of which can lead to a tax advantage must be reported to tax authorities. The first reporting deadline was set at 31 January 2021.

DAC7

The Czech Republic implemented DAC VII EU guideline that requires operators of digital platforms in the EU to report information about their providers.

The directive impacts platforms with the following activities:

  • Rental of immovable property, both residential and commercial
  • Rental of any mode of transport
  • Providing personal services
  • Sale of goods

The first reporting period is scheduled for 2023, and the first reporting deadline is set at 31 January 2024.

Transfer pricing

The transfer pricing rules apply between related parties (both resident and foreign). Parties are related if one has direct or indirect participation of 25% in capital or voting rights of the other party. Parties can also be related when the same person participates in management or control of both parties.

When prices in transaction between related parties differ from market prices and the difference is not justified, tax base is adjusted by the difference.

International aspects

Double tax treaties

Elimination of double taxation (credit or exemption) is available under the relevant double tax treaty. The unused part of foreign tax may be deducted as a tax expense in the following period.

Taxes on individual income

Personal income tax – rates

The tax rate of 15% is applied to income up to income up to CZK 1,676,052 (approx. EUR 67,040), which monthly equals an employment income up to CZK 139,671 (approx. EUR 5,590), and the tax rate of 23% is applied to income exceeding this amount for 2025.

Certain types of income are not aggregated but are subject to a special final withholding tax of 15% or 35%.

Personal income tax – general information

Residence

Individuals who have their permanent residence or habitual abode in the Czech Republic are treated as Czech tax residents. An individual has his/her habitual abode in the Czech Republic if he/she is present in the Czech Republic for at least 183 days (in aggregate) in a calendar year (except individuals who stay there for the purposes of studying or receiving medical treatment). All other individuals are treated as Czech tax non-residents. Should an individual be also regarded as a tax resident in another country based on the other country’s domestic law, the double tax treaty determines his/her final tax residency status based on tie breakers stipulated in the respective double tax treaty.

Taxable income

Individuals who are residents for tax purposes in the Czech Republic are taxed on their worldwide income. Czech tax non-residents are taxed only on Czech source income only. Taxable income of an individual is usually calculated by aggregating the separate net results of the following income categories:

Employment income: salaries, wages, bonuses, remuneration of executives and board members

Capital income: interests and dividends (also from foreign sources for Czech tax residents)

Other income: income from the sale of securities, sale of property (if not tax exempt)

Income from the independent activity: income from business activities and professional services

Rental income: income from lease of immovable property

Related expenses can be applied only for the income from the independent activity, rental and other income. Specific exemptions and deductions differ for each income category, for the income from the independent activity and rental income, expenses can be applied as a percentage of income or as actual expenses.

Exemption from taxation

There are several exemptions from taxation stipulated in the Income Tax Act e.g.:

  • Income from sale of house or flat is exempted from taxation if the seller has a permanent residence for at least 2 years before the sale.
  • The time test for exempting income from the sale of real estate not used / intended for residential purposes was extended from 5 to 10 years. Income from sale of immovable asset is exempted from taxation when the period of ownership of the asset exceeds 10 years before the sale. This applies to sales of properties acquired after 1 January 2021.
  • Income from sale of movable property (some exceptions apply).
  • Income from sale of a share in a limited liability company entity is exempted from taxation if the share was held for at least 5 years before the sale.
  • Income from sale of securities is exempted if they are held for at least 3 years before the sale or if the total income does not exceed CZK 100,000 (approx. EUR 4,160).
  • Social transfers.
  • Pensions are exempted up to CZK 748,800 (approx. EUR 29,950).

Tax period

Calendar year.

Tax assessment

Tax return must be filed by 1 April of the following year (paper form) or by 1 May electronically via a data mailbox or with an electronic signature. The deadline can be extended until 1 July if the tax return is prepared and filed by a tax advisor or by an attorney based on a power of attorney. An employee, who does not have to file the tax return, may take part in the process of annual tax reconciliation arranged by the employer, the request has to be signed by 15 February.

Losses

Tax losses generated from independent activities and rental activities may be set off against all types of income (except of employment income). Losses that cannot be set off may be carried forward or carried back. The standard carry-forward period is 5 years. A taxpayer may also claim the tax loss in 2 preceding tax periods up to the maximum total amount of CZK 30 million via a supplementary tax return.

Personal deductions

The following deductions can be applied by an individual:

  • Donations – minimum of 2% of personal income tax base or CZK 1,000 (approx. EUR 40), maximum of 30% of personal income tax base (exception until 2026).
  • The maximum limit for the deduction of interests on a mortgage loan amounts to CZK 300,000 (approx. EUR 12,000) for mortgage contracts concluded before 2021 and CZK 150,000 (approx. EUR 6,000) for mortgage contracts concluded after 2021.
  • Contributions to retirement savings product and long-term care insurance up to CZK 48,000 (approx. EUR 1,920) in total. The retirement savings product is defined in the Czech tax legislation as:
    • supplementary pension insurance with state contribution,
    • supplementary pension savings,
    • pension insurance,
    • private life insurance and
    • long-term investment product (Czech: “DIP“).

Allowances

Basic personal tax relief

In 2025, the annual basic personal tax relief can be claimed in the amount of CZK 30,840 (approx. . EUR 1,230).

Dependent–spouse relief

Allowance of up to 24,840 CZK (approx. EUR 990 can be claimed by a resident taxpayer whose spouse does not have annual taxable income higher than CZK 68,000 (approx. EUR 2,720) and only if they take care of a child in age up to 3 years. The basic dependent-spouse relief doubles in case of disability of the spouse.

Other reliefs

Taxpayers with disability may apply a relief from CZK 2,520 (approx. EUR 100) to CZK 16,140 (approx. EUR 650), depending on the extent of the disability.

Children tax allowances

Resident taxpayers are entitled to a tax allowance for each child living in the same household with him. The amount depends on the number of children. Annual tax allowance is CZK 15,204 (approx. EUR 610) for the first child, CZK 22,320 (approx. EUR 900) for the second child and CZK 27,840 (approx. EUR 1,110) for any other child.

All the reliefs and allowances mentioned above are annual and can be applied for any resident of EU/EEC, if the income from the Czech Republic is at least 90% of overall taxpayer’s income.

The summary of 2025 tax benefits for individuals
Tax reliefsAmount/yearConditionsDocuments required
Taxpayer reliefCZK 30,840No conditions – applicable for everyoneNo documents needed
Spouse reliefCZK 24,840Spouse / registered partner living with the taxpayer in common household

Confirmation from the spouse’s employer or filled in and signed document Spouse Affidavit if the spouse is not employed

Birth certificate of the child incl. translation if the birth certificate is not in Czech

 

Marriage certificate / certificate of registered partnership incl. translation if the marriage certificate is not in Czech

The income of the spouse not exceeding CZK 68,000 (excluding social security benefits, e.g. parental allowance with the exception of financial help in maternity) and only if he/she takes care of a child in age up to 3 years.
Disability reliefCZK 2,520The taxpayer receives disability pension for the first or second degree of disabilityGeneral statement about receiving a disability pension* and annual confirmation about payments received
CZK 5,040The taxpayer receives disability pension for the third degree of disability
Relief for the holders of Card of person with disabilities (ZTP/P)CZK 16,140Card of person with disabilities (ZTP/P)Card of person with disabilities (ZTP/P)* which indicates the validity period
Allowance on 1st dependent childCZK 15,204The child is living with the taxpayer in common household. It covers the taxpayer’s child, a child at alternative care of taxpayer, an adopted child a child of a spouse living with the taxpayer in common household, the grandson/granddaughter living with the taxpayer in common household. If the child is a holder of ZTP, the tax allowances is doubledBirth certificate of the child* and confirmation from the employer of the other parent that he/she does not apply tax allowance on the child. If the spouse is not employed the document Spouse and child affidavit needs to be filled in and signed. If a child is older than 18 years and is studying confirmation of study for the whole year is needed (student at university up to age of 26, PhD student up to 28 years). If the child studies at a foreign university abroad, the decision of the Czech Ministry of Education on the recognition of the higher education is also needed. If a child is holder of ZTP/P card, the copy of this card is needed
Allowance on 2nd dependent childCZK 22,320
Allowance on 3rd and next dependent childCZK 27,840
Donation for charitable purposes including blood donationMax 30% of tax basement
CZK 3,000/blood donation
At least 2% of tax basement, minimum amount is CZK 1,000 (in total)Confirmation of the gift donated (gift contract, confirmation of a recipient of a gift), confirmation about blood donation
Mortgage interestsMax CZK 300,000 / Max CZK 150,000 per a household (for loans concluded from 1 January 2021)Interest on building savings / mortgage loans or related contractsCopy of Mortgage contract*, Confirmation of mortgage interests paid in the period, copy of Statement from real estate cadastre*
Direct contractor
Ownership of an apartment, land, building, membership share in a cooperative
Use for permanent housing
Life Insurance Contributions **

Max CZK 48,000 in total for all retirement savings product and long-term care insurance


 

Payment of insurance benefits after 60/120 months (5/10 years) and simultaneously not earlier than on 60 years of age (unless the insured amount is agreed)Copy of Life Insurance contract*and Confirmation of life insurance paid in the period
Pension Insurance Contributions**Max CZK 24,000

 

 

 

From 1 January 2024: Payment of insurance benefits after 120 months and at the earliest in the year of reaching the age of 60 years

Until 30 June 2024: The tax base deduction is applicable from the amount exceeding CZK 12,000 of the contributions paid (up this amount a state subsidy is applicable)

From 1 July 2024: Only contributions above CZK 1,700 are considered for the deduction

Copy of Pension Insurance contract* and Confirmation of pension insurance paid in the period
Long Term Investment Product (DIP)Payment of insurance benefits after 120 months and simultaneously not earlier than on 60 years of ageCopy of the DIP contract and the Confirmation of contributions paid in the period
Long Term Care Insurance

Dependency of the insured corresponding to dependency level III or IV according to the legislation regulating social services.

Not applicable if the insurer may terminate the contract later than 2 months from the date of its conclusion or may terminate it on the basis of notification of the occurrence of an insurance event, or has the right to change the amount of the insurance premium depending on the age or health status.
Copy of the Long-term care insurance contract and the Confirmation of contributions paid in the period

*If the contributions were already deducted in the past and the related documents were provided to the Czech tax authorities, we do not require these documents.
**Please note that in case of pension insurance/life insurance contributions paid to insurance company seated outside the Czech Republic, all related documents need to be translated into Czech (if not issued in Czech). As tax deduction can be applied contributions paid to an organization within EU.

Value added tax

Value added tax – rates

Standard rate: 21%.

Reduced rate 12% applies to specific goods, such as food and drinking tap water, special healthcare products or pharmaceutical products (incl. drugs and vaccines), public transportation, hotel accommodation, catering or entry to cultural and sport events.

Value added tax – general information

Legislation

The VAT rules are based on the principles of the Council Directive 2006/112/EC on the Common System of Value Added Tax. The Directive is implemented in the Czech law by Act No. 235/2004 Coll., on Value Added tax.

Taxable person

Legal entities and individuals that carry on an economic activity.

Taxable event

  • the supply of goods and services in relation with an economic activity within the territory of the Czech Republic.
  • the intra-Community acquisition of goods for consideration within the territory of the Czech Republic from another EU Member State; and
  • the importation of goods into the Czech Republic.

Taxable amount

Total consideration charged for the supply, excluding VAT but including any excise duties or other taxes and fees.

Tax period

Calendar month or quarter, based on turnover for one calendar year. Compulsory tax period for newly registered VAT payers is calendar month.

Tax assessment

Periodical VAT returns: monthly or quarterly, by the 25th day of the following month.

The amount of VAT liability consists of the VAT due on supply of goods and services carried out by the entrepreneur less input VAT of the same period.

In addition, taxable person carrying out intra-Community supplies or providing services according to the basic rule for “business to business” services has to file an EC Sales List (that shows the VAT identification numbers of his business partners and the total value of all the supplies of goods and services performed by the entrepreneur) on a monthly or quarterly basis depending on the situation.

VAT control statement

From 2016, VAT registered persons are also obliged to file a recapitulative statement that contains details of transactions subject to VAT in the Czech Republic as well as of transactions where input VAT deduction is claimed.

Reverse charge

Reverse charge applies to the intra-community acquisition of both goods and services. Local reverse charge is applicable in certain cases between two Czech VAT payers.

A permanent reverse charge regime applies, regardless the taxable amount, to supply of gold, supply of intangible property when VAT is included in the price voluntary, supply of construction and installation services and provision of workers who provide construction and installation services and, also to supply of selected goods – mainly scrap.

A temporary reverse charge regime applies, if the total amount of the tax base for the taxable supply exceeds CZK 100,000 to the following commodities:

  • corn and industrial crops, including oilseeds and sugar beets,
  • metals, including precious metals, except those covered by the special regime pursuant to Article 90 of the VAT Act and those subject to a reverse charge mechanism pursuant to Article 92c of the VAT Act,
  • mobile phones,
  • integrated circuits such as microprocessors and central processing units,
  • portable automatic data processing devices (such as laptops, tablets etc.),
  • video game consoles,
  • and further, regardless the taxable amount, to provision of telecommunications services, transfer of emission allowances, or supply of electricity and gas to a trader.

VAT registration

The threshold for mandatory VAT registration for taxable person with registered office, place of business or fixed establishment in the Czech Republic is the turnover of CZK 2,000,000 (approx. EUR 80,000) for a calendar year. Voluntary VAT registration is possible as well.

A foreign taxable person that makes long-distance sales (mail order business) in the Czech Republic to any person that is not registered for VAT in the Czech Republic has to register for VAT in the Czech Republic if the total value of the relevant transactions (distanced sale of goods and provision of telecommunication services, radio and television broadcasting services and electronically provided services to a non-taxable person), did not exceed EUR 10,000 (approx. CZK 250,000) in the relevant and the immediately preceding calendar year. Alternatively, a single EU VAT return submitted in the OSS (One-Stop-Shop) scheme will be an option.

Person identified to tax

Taxable person must register as an identified person in the following situations:

  • purchase of services from persons established outside the Czech Republic with place of supply in the Czech Republic,
  • supply of services with place of supply in another EU Member State,
  • intra-community acquisition of goods from another EU-Member State.

VAT group registration

Several taxable persons who have their seat, place of business or fixed establishment within the territory of the Czech Republic and are connected financially, economically, and organizationally, may be deemed as a single taxable person.

Other taxes

Taxes on capital

Net worth tax

There is no net worth tax in the Czech Republic.

Real estate tax

This tax consists of land tax and building and apartment tax. Amount of the real estate tax depends on the purpose of the land, building or apartment and location. The basic rates can be increased by decision of municipality.

Windfall tax

Starting from 2023 windfall tax applies to excess profits of large banks and companies in the energy industry. The tax will only apply for a limited period in the years 2023, 2024 and 2025.

The tax base is calculated based on the CIT base of the entity generated in 2023, 2024 and 2025 that exceeds the average of tax bases that the entity generated during the period 2018, 2019, 2020 and- 2021 increased by 20%. Those selected entities are therefore subject not only the standard 21% CIT but also to the additional 60% CIT surcharge.

Other business-related taxes

Road tax

Levied on road vehicle of category N2 and N3 and their trailers of category O3 or O4 if they are registered in the register of road vehicles in the Czech Republic.

Excise duties

Excise duties are levied on mineral oil, beer, wine, spirits, electricity, coal, natural gas and tobacco products.

Customs duties

Goods imported from non-EU countries are subject to import customs clearance.

How Accace can support you with taxes in the Czech Republic

Beyond our free tax guideline for the Czech Republic, we’re ready to support you with hands-on expertise tailored to your business needs. Accace offers comprehensive tax advisory and tax compliance services in the Czech Republic to help you navigate local regulations, optimize your tax strategy, and stay fully compliant. Whether you’re entering the market or already operating on the Czech market, our experts are ready to make sure your tax matters are in good hands. Get in touch with us today!

homeapartmentpencilsunlockcogstarstar-halfflagenvelopeinboxfile-emptylicenseuserusersstoretagmap-markercalendar-fullscreenlaptopheart-pulsediamondbriefcasebuscarearthbullhorndownloadlinkcrossarrow-leftarrow-rightwarningcheckmark-circlecross-circleplus-circlecircle-minusarrow-right-circle