{"id":3874,"date":"2019-09-28T21:22:11","date_gmt":"2019-09-28T21:22:11","guid":{"rendered":"https:\/\/www.volawyers.com\/zakon-o-najmech-ve-spanelsku-aktualni-zmeny-z-r-2019\/"},"modified":"2023-10-13T20:13:22","modified_gmt":"2023-10-13T20:13:22","slug":"zakon-o-najmech-ve-spanelsku-aktualni-zmeny-z-r-2019","status":"publish","type":"post","link":"https:\/\/www.volawyers.com\/cs\/zakon-o-najmech-ve-spanelsku-aktualni-zmeny-z-r-2019\/","title":{"rendered":"Z\u00e1kon o n\u00e1jmech ve \u0160pan\u011blsku \u2013 aktu\u00e1ln\u00ed zm\u011bny z r. 2019"},"content":{"rendered":"<p><strong>Z\u00e1kon o n\u00e1jmech ve \u0160pan\u011blsku \u2013 aktu\u00e1ln\u00ed zm\u011bny z\u00a0r. 2019 <\/strong><\/p>\n<p>Kr\u00e1lovsk\u00fd dekret \u010d. 7\/2019 p\u0159inesl \u0159adu zm\u011bn zalo\u017een\u00fdch na z\u00e1kladn\u00ed my\u0161lence zv\u00fd\u0161it ochranu n\u00e1jemc\u016f, a to dokonce nad \u00farove\u0148 ji\u017e platn\u00fdch norem modifikovan\u00fdch v\u00a0roce 2013.<\/p>\n<p>Je ot\u00e1zkou, zda tato nadstandartn\u00ed ochrana nebude m\u00edt kolater\u00e1ln\u00ed efekt v\u00a0podob\u011b zpomalen\u00ed trhu a nav\u00fd\u0161en\u00ed cen, proto\u017ee bude m\u00e9n\u011b pronaj\u00edmatel\u016f ochotn\u00fdch sv\u00e9 nemovitosti nab\u00eddnout za nov\u00fdch podm\u00ednek.<\/p>\n<p>Upozorn\u011bn\u00ed: tato pravidla se net\u00fdkaj\u00ed tzv. turistick\u00fdch kr\u00e1tkodob\u00fdch pron\u00e1jm\u016f, ty \u0159e\u0161\u00ed samostatn\u00fd z\u00e1kon.<\/p>\n<p>O jak\u00e9 zm\u011bny konkr\u00e9tn\u011b jde?<\/p>\n<p><strong>1. D\u00e9lka n\u00e1jmu a mo\u017en\u00e1 prodlou\u017een\u00ed:<\/strong><\/p>\n<p>\u010cl\u00e1nek 9 z\u00e1kona n\u00e1m \u0159\u00edk\u00e1, \u017ee d\u00e9lku n\u00e1jmu lze voln\u011b stranami dohodnout, ov\u0161em upozor\u0148uje tak\u00e9 na to, \u017ee v\u00a0p\u0159\u00edpad\u011b, \u017ee nebude ve lh\u016ft\u011b minim\u00e1ln\u011b 30 dn\u016f p\u0159ed vypr\u0161en\u00edm term\u00ednu platnosti smlouvy jasn\u011b n\u00e1jemcem manifestov\u00e1no, \u017ee v\u00a0n\u00e1jmu nechce pokra\u010dovat, smlouva se automaticky prodlu\u017euje v\u00a0ro\u010dn\u00edch intervalech.<\/p>\n<p>Z\u00e1kon vrac\u00ed zp\u011bt p\u011bti (!) letou tzv. nucenou prolongaci v\u00a0p\u0159\u00edpad\u011b, \u017ee jde o n\u00e1jem bytov\u00fdch prostor k\u00a0trval\u00e9mu bydlen\u00ed. \u00daplnou novinkou je prolongace a\u017e na 7 let v\u00a0p\u0159\u00edpad\u011b, \u017ee pronaj\u00edmatelem je pr\u00e1vnick\u00e1 osoba.<\/p>\n<p>P\u0159elo\u017eeno do b\u011b\u017en\u00e9 mluvy tedy jde v\u00a0z\u00e1sad\u011b o to, \u017ee v\u00a0p\u0159\u00edpad\u011b, \u017ee n\u00e1jemce chce v\u00a0nemovitosti i po uplynut\u00ed doby n\u00e1jmu z\u016fstat a za p\u0159edpokladu, \u017ee hrad\u00ed \u0159\u00e1dn\u011b n\u00e1jem, pronaj\u00edmatel nem\u00e1, jak tomu zabr\u00e1nit. Pokud je pronaj\u00edmatelem fyzick\u00e1 osoba, lze automaticky n\u00e1jemn\u00ed smlouvu prodlou\u017eit a\u017e na 5 let, pokud je pronaj\u00edmatelem osoba pr\u00e1vnick\u00e1, a\u017e na 7 let.<\/p>\n<p>Dal\u0161\u00ed d\u016fle\u017eitou novinkou je tak\u00e9 to, \u017ee po uplynut\u00ed on\u00e9 nucen\u00e9 prolongace, a pokud si smluvn\u00ed strany v\u00fdslovn\u011b nesd\u011bl\u00ed, \u017ee necht\u011bj\u00ed pokra\u010dovat, smlouva se prodlu\u017euje automaticky o 3 dal\u0161\u00ed roky (a ne rok, jako dosud). Tady je nutn\u00e9 m\u00edt na pam\u011bti z\u00e1konn\u00e9 lh\u016fty pro vyrozum\u011bn\u00ed stran, tj. pokud n\u00e1jemce nebo pronaj\u00edmatel nechce d\u00e1le ve smluvn\u00edm vztahu pokra\u010dovat, mus\u00ed o tom informovat protistranu 4 m\u011bs\u00edce p\u0159edem v\u00a0p\u0159\u00edpad\u011b pronaj\u00edmatele a 2 m\u011bs\u00edce v\u00a0p\u0159\u00edpad\u011b n\u00e1jemce.<\/p>\n<p><strong>2. Nabyt\u00ed zp\u011bt do u\u017e\u00edv\u00e1n\u00ed nemovitosti pronaj\u00edmatelem:<\/strong><\/p>\n<p>V\u00a0p\u0159\u00edpad\u011b, \u017ee pronaj\u00edmatel pot\u0159ebuje zp\u011bt do u\u017e\u00edv\u00e1n\u00ed dosud pronaj\u00edmanou nemovitost, je nutno splnit n\u00e1sleduj\u00edc\u00ed po\u017eadavky tak, aby nucenou prolongaci ne\u0161lo uplatnit:<\/p>\n<ul>\n<li>Od uzav\u0159en\u00ed smlouvy musel uplynout rok<\/li>\n<li>Pronaj\u00edmatel je fyzickou osobou<\/li>\n<li>Ve st\u00e1vaj\u00edc\u00ed smlouv\u011b mus\u00ed b\u00fdt v\u00fdslovn\u011b uvedena mo\u017enost pot\u0159eby u\u017eit\u00ed p\u0159edm\u011btu n\u00e1jmu k\u00a0trval\u00e9mu bydlen\u00ed p\u0159ed uplynut\u00edm lh\u016fty 5 let pronaj\u00edmatelem, jeho potomky nebo partnerem v\u00a0p\u0159\u00edpad\u011b rozchodu \/ rozvodu<\/li>\n<li>Existuje dvoum\u011bs\u00ed\u010dn\u00ed lh\u016fta pro uv\u011bdom\u011bn\u00ed protistrany, kde je t\u0159eba uv\u00e9st d\u016fvody<\/li>\n<\/ul>\n<p>Pokud by v\u00a0n\u00e1sleduj\u00edc\u00edch 3 m\u011bs\u00edc\u00edch od zaniknut\u00ed smluvn\u00edho vztahu a vyst\u011bhov\u00e1n\u00ed pronaj\u00edmatel nebo jeho rodina nemovitost neza\u010dali u\u017e\u00edvat, m\u00e1 n\u00e1jemce n\u00e1rok na:<\/p>\n<ul>\n<li>Moci znovu u\u017e\u00edvat nemovitost na dobu a\u017e 5 let za p\u016fvodn\u00edch smluvn\u00edch podm\u00ednek a n\u00e1hradu v\u00fdloh spojen\u00fdch s\u00a0vyst\u011bhov\u00e1n\u00edm a n\u00e1sledn\u00fdm nast\u011bhov\u00e1n\u00edm<\/li>\n<li>N\u00e1hradu \u0161kody ve v\u00fd\u0161i \u010d\u00e1stky odpov\u00eddaj\u00edc\u00ed m\u011bs\u00ed\u010dn\u00edmu n\u00e1jmu za ka\u017ed\u00fd rok zb\u00fdvaj\u00edc\u00ed do uplynut\u00ed 5 let\u00e9ho maxima.<\/li>\n<\/ul>\n<p><strong>3. Prodej nemovitosti, p\u0159evod vlastnick\u00e9ho titulu:<\/strong><\/p>\n<p>\u010cl\u00e1nek 14 z\u00e1kona ustanovuje, \u017ee smluvn\u00ed vztah nezanik\u00e1 v\u00a0p\u0159\u00edpad\u011b, \u017ee dojde k\u00a0prodeji nemovitosti t\u0159et\u00ed stran\u011b.<\/p>\n<p>Nez\u00e1visle na tom, zda by takov\u00e1 smlouva byla \u0159\u00e1dn\u011b vlo\u017eena na katastru \u010di nikoliv, nov\u00fd majitel nahrazuje p\u016fvodn\u00edho, a to po celou dobu trv\u00e1n\u00ed n\u00e1jemn\u00ed smlouvy.<\/p>\n<p>V\u00a0p\u0159\u00edpad\u011b, \u017ee by p\u016fvodn\u00ed smlouva byla uzav\u0159ena na del\u0161\u00ed dobu, nov\u00fd majitel poskytne n\u00e1jemci od\u0161kodn\u00e9 ve v\u00fd\u0161i m\u011bs\u00ed\u010dn\u00edho n\u00e1jmu za ka\u017ed\u00fd rok, kter\u00fd p\u0159evy\u0161uje 5 nebo 7 let trv\u00e1n\u00ed smlouvy (pokud ji vypov\u00ed). Od\u0161kodn\u011bn\u00ed nebude relevantn\u00ed pouze tehdy, kdy v\u00a0p\u016fvodn\u00ed n\u00e1jemn\u00ed smlouv\u011b bude v\u00fdslovn\u011b uvedeno, \u017ee v\u00a0p\u0159\u00edpad\u011b p\u0159evodu vlastnick\u00e9ho titulu smluvn\u00ed vztah zanikne. Ani tak nelze ovlivnit tzv. nucen\u00e9 prodlou\u017een\u00ed a z\u00a0n\u011bj vypl\u00fdvaj\u00edc\u00ed lh\u016fty, ale u\u017e se na n\u011bj nevztahuje od\u0161kodn\u011bn\u00ed za dal\u0161\u00ed l\u00e9ta, viz v\u00fd\u0161e.<\/p>\n<p><strong>4. V\u00fd\u0161e n\u00e1jmu<\/strong><\/p>\n<p>Smluvn\u00ed strany jsou opr\u00e1vn\u011bny svobodn\u011b dohodnout v\u00fd\u0161i n\u00e1jmu, ale revize mus\u00ed b\u00fdt v\u00fdslovn\u011b uvedena ve smlouv\u011b, tj. pokud tomu tak nen\u00ed, \u017e\u00e1dn\u00e9 nav\u00fd\u0161en\u00ed n\u00e1jmu nelze aplikovat.<\/p>\n<p>V\u00a0ka\u017ed\u00e9m p\u0159\u00edpad\u011b ov\u0161em jak\u00e1koli revize m\u016f\u017ee b\u00fdt pouze jednou za rok a nem\u016f\u017ee p\u0159es\u00e1hnout v\u00fd\u0161i meziro\u010dn\u00ed inflace.<\/p>\n<p>N\u00e1jem nelze nav\u00fd\u0161it v\u00a0prvn\u00edch 5 (nebo 7) letech ani v\u00a0p\u0159\u00edpad\u011b, \u017ee dojde k\u00a0vylep\u0161en\u00ed, z\u00e1sadn\u00edm oprav\u00e1m na nemovitosti. V\u00a0p\u0159\u00edpad\u011b, \u017ee smlouva je na dobu del\u0161\u00ed, lze n\u00e1sledn\u011b na vynalo\u017eenou investici aplikovat maxim\u00e1ln\u011b z\u00e1konn\u00fd \u00farok. V\u00a0\u017e\u00e1dn\u00e9m p\u0159\u00edpad\u011b nem\u016f\u017ee nav\u00fd\u0161en\u00ed n\u00e1jmu p\u0159es\u00e1hnout 20% p\u016fvodn\u00ed v\u00fd\u0161e.<\/p>\n<p>V\u00fddaje za zprost\u0159edkov\u00e1n\u00ed n\u00e1jemn\u00ed smlouvy budou v\u017edy na stran\u011b pronaj\u00edmatele, pokud jde o pr\u00e1vnickou osobu.<\/p>\n<p><strong>5. P\u0159edkupn\u00ed pr\u00e1vo<\/strong><\/p>\n<p>Dle \u010dl\u00e1nku \u010d. 25 m\u00e1 st\u00e1tn\u00ed spr\u00e1va p\u0159edkupn\u00ed pr\u00e1vo na nemovitost, pokud je tato prod\u00e1v\u00e1na spole\u010dn\u011b s\u00a0ostatn\u00edmi nach\u00e1zej\u00edc\u00edmi se ve stejn\u00e9 budov\u011b nebo v\u00a0p\u0159\u00edpad\u011b, \u017ee se r\u016fzn\u00e9 nemovitosti odli\u0161n\u00fdch majitel\u016f ve stejn\u00e9 budov\u011b prod\u00e1vaj\u00ed stejn\u00e9mu subjektu.<\/p>\n<p>6. <strong>Jistota<\/strong><\/p>\n<p>Ve chv\u00edli uzav\u0159en\u00ed n\u00e1jemn\u00ed smlouvy je i nad\u00e1le povinn\u00e1 \u00fahrada jistoty ve v\u00fd\u0161i m\u011bs\u00ed\u010dn\u00edho n\u00e1jemn\u00e9ho v\u00a0p\u0159\u00edpad\u011b n\u00e1jmu obytn\u00fdch prostor a ve v\u00fd\u0161i dvou m\u011bs\u00ed\u010dn\u00edch n\u00e1jm\u016f v\u00a0p\u0159\u00edpad\u011b komer\u010dn\u00edch prostor, gar\u00e1\u017e\u00ed, sklad\u016f, apod.<\/p>\n<p>Novinkou zde je, \u017ee strany nesm\u00ed dohodnout vy\u0161\u0161\u00ed garance pln\u011bn\u00ed. Maximum je stanoveno na dva m\u011bs\u00ed\u010dn\u00ed n\u00e1jmy.<\/p>\n<p><strong>7. V\u00fd\u0161e uveden\u00e9 zm\u011bny tak, jak jsou obsa\u017eeny v Kr\u00e1lovsk\u00e9m dekretu \u010d. 7\/2019, zp\u016fsob7. uj\u00ed tak\u00e9 modifikace v\u00a0jin\u00fdch z\u00e1konech:<\/strong><\/p>\n<p>V\u00a0n\u00e1vaznosti na kr\u00e1tkodob\u00e9 \/ turistick\u00e9 pron\u00e1jmy jsou spole\u010denstv\u00ed vlastn\u00edk\u016f opr\u00e1vn\u011bna k\u00a0omezen\u00ed t\u00e9to \u010dinnosti v\u00a0r\u00e1mci kondominia. K\u00a0ustanoven\u00ed tohoto omezen\u00ed je nutn\u00fd souhlas 3\/5 vlastn\u00edk\u016f. Spole\u010denstv\u00ed vlastn\u00edk\u016f mohou tuto aktivitu jak omezit, tak i r\u016fzn\u00fdm zp\u016fsobem podm\u00ednit. D\u0159\u00edve byl nutn\u00fd absolutn\u00ed souhlas v\u0161ech. V\u00a0sou\u010dasn\u00e9 dob\u011b lze aktivitu limitovat v\u00a0\u010dase, ustanovit jist\u00e9 podm\u00ednky, upravit v\u00fd\u0161i plateb do spole\u010dn\u00e9ho rozpo\u010dtu spole\u010denstv\u00ed, apod.<\/p>\n<p>\u010cl\u00e1nek 441, odstavec 5 poukazuje na mo\u017enost p\u0159eru\u0161en\u00ed p\u0159\u00edpadn\u00e9ho soudn\u011b na\u0159\u00edzen\u00e9ho vyst\u011bhov\u00e1n\u00ed v\u00a0p\u0159\u00edpad\u011b, \u017ee jde o soci\u00e1ln\u011b slab\u00e9 osoby. Pot\u00e9, co soud rozhodne o nutn\u00e9m vyst\u011bhov\u00e1n\u00ed, nov\u011b mus\u00ed b\u00fdt informov\u00e1ny soci\u00e1ln\u00ed slu\u017eby a lze vyu\u017e\u00edt odkladu o m\u011bs\u00edc v\u00a0p\u0159\u00edpad\u011b, \u017ee majitelem nemovitosti je fyzick\u00e1 osoba. Pokud je majitelem pr\u00e1vnick\u00e1 osoba, p\u0159eru\u0161en\u00ed je mo\u017en\u00e9 a\u017e na 3 m\u011bs\u00edce, dokud se nenajde vhodn\u00e1 alternativa, kter\u00e1 ochr\u00e1n\u00ed soci\u00e1ln\u011b slab\u00e9 skupiny.<\/p>\n<p>St\u00e1t tak\u00e9 nov\u011b umo\u017e\u0148uje m\u011bstsk\u00fdm \u00fa\u0159ad\u016fm, kter\u00e9 zde ve \u0160pan\u011blsku maj\u00ed v\u00a0kompetenci v\u00fdb\u011br dan\u011b z\u00a0nemovitosti, nav\u00fd\u0161it a\u017e o 50% v\u00fdm\u011br ro\u010dn\u00ed dan\u011b v\u00a0p\u0159\u00edpad\u011b, \u017ee nemovitost je pr\u00e1zdn\u00e1, nevyu\u017eit\u00e1.\u00a0 Naopak jim tak\u00e9 d\u00e1v\u00e1 prostor pro bonifikaci t\u011bch, kte\u0159\u00ed pronaj\u00edmaj\u00ed t\u011bm, kte\u0159\u00ed jsou v\u00a0ohro\u017een\u00ed soci\u00e1ln\u00ed exkluz\u00ed.<\/p>\n<p>M\u016f\u017eeme tedy shrnout novinky v\u00a0tom smyslu, \u017ee v\u00a0z\u00e1sad\u011b jde o z\u00e1sadn\u00ed zm\u011bny s\u00a0c\u00edlem ochr\u00e1nit n\u00e1jemce na u\u017e tak hodn\u011b vymezen\u00e9m trhu v\u016f\u010di pronaj\u00edmatel\u016fm. P\u0159edev\u0161\u00edm v\u00a0p\u0159\u00edpad\u011b, \u017ee jde o obchodn\u00ed spole\u010dnosti. N\u00e1jmy, p\u0159edev\u0161\u00edm ve velk\u00fdch m\u011bstech, jsou a budou velmi v\u00fdznamn\u00fdm t\u00e9matem sou\u010dasnosti i budoucnosti v\u0161ude, \u0160pan\u011blsko nen\u00ed v\u00fdjimkou.<\/p>\n<p>Moment\u00e1ln\u00ed \u0161pan\u011blsk\u00e1 vl\u00e1da vysly\u0161ela sv\u00e9 radik\u00e1ln\u011b levicov\u00e9 koali\u010dn\u00ed partnery a s\u00a0v\u00fdsledkem se bude muset poprat nejeden majitel nemovitosti, kter\u00fd stoj\u00ed p\u0159ed rozhodnut\u00edm pronaj\u00edmat \u010di nepronaj\u00edmat.<\/p>\n<p>Klasick\u00e9 kr\u00e1tkodob\u00e9 pron\u00e1jmy jsou t\u00e9matem tak\u00e9 jist\u011b zaj\u00edmav\u00fdm, budeme se jim v\u011bnovat v\u00a0dal\u0161\u00edm z\u00a0na\u0161ich informativn\u00edch \u010dl\u00e1nk\u016f.<\/p>\n<p>&nbsp;<\/p>\n<p><strong>\u00a0<\/strong><\/p>\n<p>&nbsp;<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Z\u00e1kon o n\u00e1jmech ve \u0160pan\u011blsku \u2013 aktu\u00e1ln\u00ed zm\u011bny z\u00a0r. 2019 Kr\u00e1lovsk\u00fd dekret \u010d. 7\/2019 p\u0159inesl \u0159adu zm\u011bn zalo\u017een\u00fdch na z\u00e1kladn\u00ed my\u0161lence zv\u00fd\u0161it ochranu n\u00e1jemc\u016f, a to dokonce nad \u00farove\u0148 ji\u017e platn\u00fdch norem modifikovan\u00fdch v\u00a0roce 2013. Je ot\u00e1zkou, zda tato nadstandartn\u00ed ochrana nebude m\u00edt kolater\u00e1ln\u00ed efekt v\u00a0podob\u011b zpomalen\u00ed trhu a nav\u00fd\u0161en\u00ed cen, proto\u017ee bude m\u00e9n\u011b pronaj\u00edmatel\u016f  [&#8230;]<\/p>\n","protected":false},"author":3,"featured_media":4280,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[177],"tags":[112,130,137],"class_list":["post-3874","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-nove-pravni-predpisy","tag-investice-ve-spanelsku","tag-pronajmy-nemovitosti","tag-pronajmy-ve-spanelsku"],"_links":{"self":[{"href":"https:\/\/www.volawyers.com\/cs\/wp-json\/wp\/v2\/posts\/3874","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.volawyers.com\/cs\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.volawyers.com\/cs\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.volawyers.com\/cs\/wp-json\/wp\/v2\/users\/3"}],"replies":[{"embeddable":true,"href":"https:\/\/www.volawyers.com\/cs\/wp-json\/wp\/v2\/comments?post=3874"}],"version-history":[{"count":1,"href":"https:\/\/www.volawyers.com\/cs\/wp-json\/wp\/v2\/posts\/3874\/revisions"}],"predecessor-version":[{"id":5627,"href":"https:\/\/www.volawyers.com\/cs\/wp-json\/wp\/v2\/posts\/3874\/revisions\/5627"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.volawyers.com\/cs\/wp-json\/wp\/v2\/media\/4280"}],"wp:attachment":[{"href":"https:\/\/www.volawyers.com\/cs\/wp-json\/wp\/v2\/media?parent=3874"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.volawyers.com\/cs\/wp-json\/wp\/v2\/categories?post=3874"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.volawyers.com\/cs\/wp-json\/wp\/v2\/tags?post=3874"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}