What Should I Do Immediately After Receiving an Enforcement Order? The First Fourteen Days Step by Step
Published 6 November 2026
After receiving an enforcement order (exekuční příkaz) on your property, stay calm, read the document carefully and contact the bailiff (soudní exekutor) who issued it in writing as soon as possible. Between the enforcement order and the public auction (dražba) usually weeks or months pass, so there is typically time for negotiations with the creditor if you do not waste it. Below you will find the order of steps for the first fourteen days and an overview of solution options.
Summary
- An enforcement order does not mean immediate auction; typically weeks or months pass between the order and the public sale.
- In the first days, read the document, determine the exact debt amount and write to the bailiff (soudní exekutor).
- Do not sign anything in panic, especially rapid-relief offers such as loans against security or sale-and-leaseback arrangements.
- Auction is usually the most expensive option for the debtor; compare instalments, lump-sum payment, sale and insolvency proceedings.
- This content is informational; a free assessment of your situation is available through the form below the article.
What an Enforcement Order Means and What It Does Not
An enforcement order is the basis for the bailiff's proceedings, not immediate sale of the property.
The bailiff uses it to determine how the claim will be enforced; for real property the procedure follows the Enforcement Code (Exekuční řád) No. 120/2001 Coll. (in particular the provisions on enforcement by sale of real property) and applies accordingly the Civil Procedure Code (Občanský soudní řád) No. 99/1963 Coll. The owner remains the owner until ownership changes by entry in the Czech Land Registry (katastr nemovitostí). However, weeks or months usually pass before the auction, and that is a window worth using. The detailed procedure is described on the page Enforcement on real property: how it proceeds and what to do at each stage.
The First Fourteen Days: A Schedule
Fourteen days is enough to assess the situation and begin negotiations if you follow the steps.
Day One and Two: Organise Information
- Read the entire document including the notice on remedies; their time limits are stated in it and run from service.
- Note the date of service, the case number and the bailiff's contact details.
- Find all decisions and enforcement titles (exekuční titul) on which the enforcement is based.
Days Three to Five: Establish the Actual Position
- Request from the bailiff a written calculation of the claim, including accessories and enforcement costs.
- Download the current title deed and verify what is registered to the property.
- Check whether you are in proceedings that might enforce the debt improperly (limitation, already paid amounts). If so, seek advice on remedies.
Days Six to Ten: Write and Negotiate
- Send the bailiff a written proposal for resolution: an instalment plan, lump-sum payment, or sale with the bailiff's consent. State what you can realistically afford.
- Ask for confirmation that the proposal has been passed to the creditor.
- Prepare a summary of income, expenses and other debts.
Days Eleven to Fourteen: Compare Options
- Based on the reply, compare the options (see table below).
- Consider consulting a lawyer or insolvency adviser.
- Decide which path to take and proceed in writing.
Who to Contact and What to Write
The bailiff (soudní exekutor) is the first point of contact, as he decides on the proceedings and communicates with the creditor.
Keep the letter brief and factual. It contains:
- your identification details and case number,
- request for written calculation of the debt,
- information that you wish to resolve the matter by agreement,
- specific proposal (instalments or sale) and timeframe,
- request for written reply.
Send the letter so that you can prove dispatch. Besides the bailiff, you can contact a lawyer, a debtor advice centre or use a free situation assessment via the form. General explanations and further topics can be found in the Advice section.
Comparison of Solution Options
No option is suitable for everyone; it depends on the property value, debt amount and your income.
| Option | Substance | What to Watch |
|---|---|---|
| Agreement on Instalments | The creditor agrees to gradual payment. | Requires creditor consent and stable income; have the agreement in writing. |
| Lump-sum Settlement | The debt is paid in full, often from a loan or another person. See lump-sum settlement of enforcement. | Check the conditions of any new financing carefully. |
| Sale with Bailiff's Consent | You sell the property yourself before auction. See sale of property under enforcement. | Payment via lawyers' escrow (advokátní úschova), by bank transfer; verify tax consequences with the Tax Authority or a tax adviser. |
| Insolvency Proceedings | Resolution of insolvency under the Insolvency Act (Insolvenční zákon) No. 182/2006 Coll. | Conditions and consequences are best discussed before submitting the application. |
| Public Auction | The bailiff sells the property at public auction. | Usually the most expensive option for the debtor; proceeds are used to pay enforcement costs and creditors in priority order. |
Approximately how much you could receive from an auction and how much from pre-auction sale is shown by the calculator.
What to Avoid and When It's Too Late
The worst decision is acting in panic, whether through inaction or by signing the first offer.
- Offers of rapid relief, such as loans against security or sale-and-leaseback schemes, can worsen the situation. Risks are summarised on the page about sale-and-leaseback risks.
- Do not accept cash payments for the property: cash is limited to 270,000 CZK per day (Act No. 254/2004 Coll.) and reputable purchase occurs by bank transfer via lawyers' escrow (advokátní úschova).
- Do not ignore post or deadlines stated in notices; missing them may prevent you from using a remedy.
It is too late at the moment of hammer fall at auction and the judgment on award; from that point the scope for negotiation is significantly reduced. But before that point there are options described in the text How to stop an auction on your property. For reference: the minimum bid at auction is two-thirds of the final price (§ 336e Civil Procedure Code, applied accordingly for enforcement), so the auction price may be lower than for an ordinary sale.
What to Do Now
Today you need only to prepare the documents and take the first written step with the bailiff.
- Create a folder: enforcement order, decision ordering enforcement, enforcement title, proof of service.
- Download the current title deed to your property from the Czech Land Registry (katastr nemovitostí).
- Prepare a summary of income, expenses and other debts.
- Send the bailiff a brief letter requesting calculation and proposing a solution.
- Do not sign any property-rescue contracts until they have been reviewed by an independent expert.
This text is informational and does not replace legal advice. You can obtain a free assessment of your situation via the form below the article. The decision remains always yours.