How to Handle AML Obligations for Real Estate Brokers and Lawyers in 2026

1. Why real estate brokers and lawyers are under special scrutiny

A real estate intermediary becomes an obliged entity under the AML Act during the intermediation of real estate sales and leases — without any limit (§ 2 para. 1(d) of Act No. 253/2008 Coll.). Changes for 2026 pressure agencies to intimately know their client long before a reservation agreement is signed.

AML training shouldn't just be an “on paper” exercise. It needs to be functional training outlining exactly what “red flags” to look for (e.g., payments from offshore accounts, obscuring ultimate beneficial owners through complex multi-national structures).

2. Real estate broker as an obliged entity — when and what exactly

A real estate broker becomes an obliged entity under § 2 para. 1(d) of Act No. 253/2008 Coll. The law covers: - Intermediation of real estate sales - Intermediation of real estate leases - Auctioning of real estate property (auctioneer) - Direct purchase or sale of real estate in your own name When the identification obligation arises (§ 7): - Upon concluding a brokerage contract - Before signing a reservation agreement - Always before accepting any payment from a client Real estate brokers also have the obligation to report their internal policies system (SVZ) to the Financial Analytical Office (§ 21 para. 8 of Act No. 253/2008 Coll.) within 60 days of becoming an obliged entity, and upon any change within 30 days. This is an obligation specific to real estate brokers and gambling operators — other obliged entities do not have it.

3. Lawyers, notaries, and attorney escrow

In money laundering schemes involving real estate, lawyers and law firms serve as the critical first filters (so-called gatekeepers). If you handle legal escrows, you must know with absolute certainty where the funds originate from.

• Conducting detailed verification against the list of politically exposed persons and EU and UN sanctions lists (Act No. 69/2006 Coll.).
• Gathering corroborating documents – a simple ID is no longer sufficient. An AML questionnaire focusing on the Source of Wealth is mandated.
• If you harbor any suspicions (STR – Suspicious Transaction Report under § 18 of Act No. 253/2008 Coll.), you must act accordingly. Failing to do so risks loss of professional licenses and crippling fines from the FAU.

Important for lawyers: Lawyers are exempt from the obligation to report a contact person to the FAU (§ 22) — they report suspicious transactions through the Czech Bar Association, not directly to the FAU (§ 27 of Act No. 253/2008 Coll.).

4. Overview of obligations — real estate broker

As a real estate broker, you have these legal obligations: 1. **Internal policies (SVZ) and risk assessment (§ 21, § 21a)** A written system of internal policies tailored to real estate brokerage. It must include an assessment of risks typical to your market — cash payments, foreign buyers, complex ownership structures. 2. **Notification of SVZ to the FAU (§ 21 para. 8)** You must deliver your SVZ to the FAU within 60 days of becoming an obliged entity. Changes must be reported within 30 days. This applies only to real estate brokers and gambling operators. 3. **Client identification (§ 7–8)** Before signing a brokerage contract — natural person from an ID card, legal entity from the commercial register + beneficial owner. 4. **Customer due diligence (§ 9)** Verification against sanctions lists, the list of politically exposed persons, and adverse media. 5. **Ongoing monitoring (§ 9 para. 1)** Throughout the brokerage period, you monitor the business relationship and update the risk assessment. 6. **Archiving for 10 years (§ 16)** All client identification documentation. 7. **Reporting a suspicious transaction to the FAU (§ 18)** In case of suspicion of money laundering or terrorist financing. 8. **Training pursuant to § 23** Before placement and at least once a year. 9. **Contact person for FAU (§ 22)** Within 30 days of becoming an obliged entity.

5. Overview of obligations — lawyer and notary

Legal professions have obligations under § 2 para. 1(f) of Act No. 253/2008 Coll. Specifics: **When does the obligation arise (§ 7 para. 3):** A lawyer or notary must identify a client when providing services related to: - Managing client money, securities, or other assets - Establishing or managing business corporations - Buying or selling real estate or business shares - Financial or commercial transactions on behalf of a client Legal advice itself (representation in court proceedings) does not trigger the identification obligation. **Specifics for lawyers:** - They do not report suspicious transactions directly to the FAU, but to the Czech Bar Association (§ 27) - They are not obliged to report a contact person to the FAU (§ 22) — an exemption from the law - Otherwise, they have all other obligations like other obliged entities **Specifics for notaries:** - They report suspicious transactions to the Notarial Chamber of the Czech Republic (§ 27) - They are not obliged to report a contact person to the FAU (§ 22)

6. AML questionnaire template for real estate brokers

Before brokering a sale, the client should complete an AML questionnaire tailored for real estate agencies. In it, they must declare that the funds deployed for the real estate purchase originate from legitimate sources (salary, gifts, sale of other property, mortgage). Another critical piece is unwrapping Ultimate Beneficial Owners (UBO). If an LLC is buying the property controlled by a foreign holding structure, the broker and lawyer have an imperative duty to trace who the final beneficiary is.

An AML questionnaire for a real estate agency must include: For a natural person — buyer/seller: - Identification data from an ID card - Nationality and place of residence - Source of funds for property purchase (salary, loan, sale of other property, gift — all provably) - Declaration on honor regarding political exposure Additionally for a legal entity: - Company ID and commercial register extract - Identification of the beneficial owner (all physical persons with >25% share) - Ownership structure — if complex, a graphical diagram - Source of company funds Pay special attention to: - Cash payments or unusual payment methods - Foreign ownership structures or buyers from high-risk countries per FATF - Discrepancy between declared income and property value

7. Enhanced identification and customer due diligence — when to apply it

The law (§ 9a, § 13) requires enhanced identification and customer due diligence when: - The client is a politically exposed person (minister, MP, high official, or their family member) - The client comes from a country on the FATF list or EU grey/black lists - Unusually complex ownership structure without a clear economic reason - Payment from an off-shore account or through intermediaries - The transaction value significantly exceeds the client's declared income During enhanced due diligence, you must: - Ascertain the source of funds and wealth in a provable manner - Secure approval from an authorized person for the transaction - Document the reasons for enhanced due diligence

8. Sanctions for real estate brokers and lawyers

Inspections by the Financial Analytical Office (FAU) focus primarily on the existence of functional processes. Most common fines in the real estate and legal sector: - Absence of SVZ or risk assessment: fine up to CZK 1,000,000 (approx. EUR 40K) - Failure to notify the FAU of the SVZ (real estate brokers): fine up to CZK 1,000,000 (approx. EUR 40K) - Insufficient client identification: fine up to CZK 10,000,000 (approx. EUR 400K) - Failure to notify the contact person to FAU: fine up to CZK 10,000,000 (approx. EUR 400K) - Failure to report a suspicious transaction: fine up to CZK 5,000,000 (approx. EUR 200K) The FAU primarily checks during inspections: the existence of a functional SVZ tailored to your field, a documented history of client identification, records of training of employees and persons in a comparable position, and a functional process for reporting suspicious transactions.

9. Practical steps — where to start

For real estate brokers: 1. Verify your status → /obligatorytest 2. Develop SVZ and a risk assessment 3. Notify the FAU of the SVZ within 60 days (§ 21 para. 8) 4. Notify the FAU of the contact person within 30 days (§ 22) 5. Set up a digital AML questionnaire for clients 6. Train employees and persons in a comparable position (§ 23(1) and (2)) For lawyers and notaries: 1. Verify for which types of services the identification obligation arises (§ 7 para. 3) 2. Develop SVZ and a risk assessment 3. Set up an internal procedure for reporting suspicious transactions through your chamber (§ 27) 4. Train employees and persons in a comparable position (§ 23(1) and (2)) AML PROOF guides you through all steps automatically.