{"id":7021,"date":"2025-02-20T10:31:25","date_gmt":"2025-02-20T09:31:25","guid":{"rendered":"https:\/\/atb.law\/?post_type=blog-post&#038;p=7021"},"modified":"2025-04-24T11:37:28","modified_gmt":"2025-04-24T09:37:28","slug":"najnovija-odluka-ogh-a-o-operativnim-troskovima-i-ocuvanju-vrijednosti","status":"publish","type":"blog-post","link":"https:\/\/atb.law\/bs\/blog-post\/aktuelle-ogh-entscheidung-zu-betriebskosten-und-wertsicherung\/","title":{"rendered":"Nedavna odluka Vrhovnog suda o operativnim tro\u0161kovima i o\u010duvanju vrijednosti"},"content":{"rendered":"<h2 id=\"page-zu-den-beanstandeten-betriebskosten\"><strong>U vezi sa osporavanim operativnim tro\u0161kovima <\/strong><\/h2>\n<p>Ugovor o najmu je propisao da, pored glavne zakupnine, zakupac snosi srazmjerni dio svih tro\u0161kova upravljanja zgradom. Tro\u0161kovi usluga uklju\u010divali su, izme\u0111u ostalog, vrste operativnih tro\u0161kova navedenih u \u010dlanu 21 MRG-a, administrativne tro\u0161kove propisane u \u010dlanu 22 MRG-a, te tro\u0161kove upravljanja nekretninom i javne namete definisane u \u010dlanu 23 MRG-a.<\/p>\n<p>Ono \u0161to je, me\u0111utim, bilo upe\u010datljivo bila je upotreba izraza &quot;posebno&quot;, \u0161to je sugeriralo da popis nije iscrpan. Najamnik je tvrdio da to \u010dini nejasnim ta\u010dno koje bi tro\u0161kove mogao imati i pozvao se na zahtjev za transparentnost prema \u010dlanu 6(3) Zakona o za\u0161titi najmoprimaca (KSchG), kao i na grubo nepravedno postupanje prema \u010dlanu 879 Austrijskog gra\u0111anskog zakonika (ABGB).<\/p>\n<p>Vrhovni sud je jasno stavio do znanja da klauzula predstavlja ugovor standardnog obrasca, budu\u0107i da je bila unaprijed formulisana i nije bila pojedina\u010dno pregovarana.<\/p>\n<p>Prema odjeljku 6(3) Zakona o za\u0161titi potro\u0161a\u010da (KSchG), op\u0107i uvjeti i odredbe moraju biti izra\u017eeni jasno i razumljivo kako bi potro\u0161a\u010d mogao nedvosmisleno razumjeti svoj pravni polo\u017eaj. Me\u0111utim, u ovom slu\u010daju to nije bio slu\u010daj, jer:<\/p>\n<ul>\n<li>lista tro\u0161kova je navedena samo kao primjer,<\/li>\n<li>upotreba rije\u010di &#x27;posebno&#x27; ostavila je otvoreno pitanje da li se mogu raspodijeliti dodatni tro\u0161kovi,<\/li>\n<li>Stanovnik stoga nije mogao jasno razumjeti \u0161ta se podrazumijeva pod &quot;tro\u0161kovima upravljanja&quot;.<\/li>\n<\/ul>\n<p>Vrhovni sud je stoga proglasio klauzulu neva\u017ee\u0107om zbog nedostatka transparentnosti. Posebno je relevantno da nije izvr\u0161eno nikakvo smanjenje kako bi se sa\u010duvala valjanost klauzule. To zna\u010di da nisu samo nejasni dijelovi, ve\u0107 cijela klauzula stavljena po strani.<\/p>\n<h3 id=\"page-auswirkungen-auf-die-praxis\"><strong>Implikacije za praksu<\/strong><\/h3>\n<p>Ova odluka pokazuje da, prilikom sastavljanja odredbi o operativnim tro\u0161kovima u ugovoru o najmu:<\/p>\n<ul>\n<li>Precizno i iscrpno mora biti navedeno koji se tro\u0161kovi prenose na zakupca,<\/li>\n<li>neprecizna formulacija kao \u0161to su &#x27;posebno&#x27; ili &#x27;u svakom slu\u010daju&#x27; dovodi do nedostatka jasno\u0107e i, posljedi\u010dno, do neva\u017ee\u0107osti klauzule,<\/li>\n<li>Potrebna su jasna pravila, posebno u specifi\u010dnoj oblasti primjene MRG-a, jer je prema \u010dlanu 1099 ABGB-a stanodavac u pravilu obavezan snositi tro\u0161kove.<\/li>\n<\/ul>\n<p>Da je zakupac bio vlasnik preduze\u0107a, princip transparentnosti se ne bi primjenjivao i klauzula o tro\u0161kovima usluge bi mogla biti va\u017ee\u0107a.<\/p>\n<h2 id=\"page-zur-beanstandeten-wertsicherungsklausel\"><strong>\u0160to se ti\u010de u pitanju odredbe o za\u0161titi vrijednosti<\/strong><\/h2>\n<p>Jo\u0161 jedna odredba koju je razmatrao Vrhovni sud odnosila se na indeksaciju osnovne najamnine. Ona se trebala provesti ili nakon jedne godine, ili kad god bi CPI varirao za najmanje 5 % od posljednjeg uskla\u0111ivanja osnovne najamnine.<\/p>\n<p>Najmoprimac je tvrdio da je klauzula netransparentna i nepo\u0161tena, jer nije dovoljno jasno navodila kada i kako \u0107e se najamnina prilago\u0111avati. Vrhovni sud je, me\u0111utim, zauzeo druga\u010dije stajali\u0161te:<\/p>\n<ul>\n<li>Odredba je jasno navela dva alternativna scenarija:\n<ul>\n<li>Prvi put u godinu dana: najamnina se mo\u017ee jednokratno prilagoditi, bez obzira na to kako je indeks evoluirao.<\/li>\n<li>Nakon bilo kakve promjene indeksa od najmanje 5 %: Nakon toga se najamnina mo\u017ee ponovo prilagoditi ako je CPI od posljednje prilagodbe promijenjen za najmanje 5 %.<\/li>\n<\/ul>\n<\/li>\n<li>Rije\u010d &#x27;ili&#x27; jasno ukazuje da su to dvije odvojene opcije koje se mogu koristiti kao alternative.<\/li>\n<\/ul>\n<p>Budu\u0107i da nije bilo proturje\u010dnosti ni dvosmislenosti, Vrhovni sud je presudio da je klauzula transparentna i valjana.<\/p>\n<h2 id=\"page-zum-beanstandeten-basisindex\"><strong>\u0160to se ti\u010de doti\u010dnog osnovnog indeksa <\/strong><\/h2>\n<p>Klauzula o za\u0161titi vrijednosti temeljila se na indeksnoj vrijednosti za mjesec u kojem je ugovor sklopljen, \u0161to je zna\u010dilo da se promjene cijena prije po\u010detka najma mogu uzeti u obzir. Me\u0111utim, Vrhovni sud nije smatrao da to \u010dini klauzulu neva\u017ee\u0107om, jer:<\/p>\n<ul>\n<li>odlu\u010duju\u0107i je datum na koji je ugovor zaklju\u010den, jer se u tom trenutku procjenjuju i dogovaraju odgovaraju\u0107e obaveze,<\/li>\n<li>klauzula uzima u obzir samo promjene napravljene nakon sklapanja ugovora i ne pokriva nikakva pove\u0107anja cijena od prije tog vremena.<\/li>\n<\/ul>\n<p>Vrhovni sud je stoga smatrao da je klauzula transparentna i objektivno opravdana.<\/p>\n<h2 id=\"page-fazit\"><strong>Zaklju\u010dak<\/strong><\/h2>\n<p>Ova odluka jasno pokazuje da:<\/p>\n<ol>\n<li>Odredbe koje se odnose na operativne tro\u0161kove moraju biti jasno i nedvosmisleno utvr\u0111ene kako bi se izbjegli nedostatak transparentnosti i neva\u017ee\u0107ost.<\/li>\n<li>Op\u0107enite fraze poput &#x27;posebno&#x27; ili &#x27;u svakom slu\u010daju&#x27; treba izbjegavati.<\/li>\n<li>Odredbe o za\u0161titi vrijednosti zasnovane na CPI su dozvoljene pod uslovom da jasno navode kada i kako se prilago\u0111avanje treba izvr\u0161iti.<\/li>\n<li>Osnovni indeks mo\u017ee se odabrati na osnovu mjeseca u kojem je ugovor zaklju\u010den, \u010dak i ako najam po\u010dinje kasnije.<\/li>\n<\/ol>\n<p>Za stanodavce, ovo zna\u010di:<\/p>\n<ul>\n<li>Ugovori o najmu trebaju biti formulisani precizno i transparentno kako bi se izbjegli pravni sporovi.<\/li>\n<li>Izri\u010dito treba napomenuti da je popis operativnih tro\u0161kova iscrpan.<\/li>\n<li>Iskrenost spremnosti na promjene treba biti dokumentovana kako bi se sprije\u010dila primjena \u010dlana 6. stavka 3. Zakona o za\u0161titi zaposlenja (KSchG).<\/li>\n<\/ul>\n<p>Sljede\u0107e se odnosi na stanare:<\/p>\n<ul>\n<li>Odredbe koje se odnose na operativne tro\u0161kove i za\u0161titu vrijednosti treba pa\u017eljivo ispitati, posebno u pogledu transparentnosti i jasno\u0107e.<\/li>\n<li>Mo\u017ee biti korisno inzistirati na poja\u0161njenju nejasnih klauzula i predlo\u017eiti izmjene.<\/li>\n<\/ul>\n<p>Za dodatne informacije i personalizirane savjete, molimo kontaktirajte <a href=\"https:\/\/atb.law\/bs\/anela-bloech\/\">Anela Bl\u00f6ch<\/a> i njen tim se mo\u017ee kontaktirati u bilo koje vrijeme na <a href=\"mailto:office@atb.law\">office@atb.law<\/a> ili telefonom na <a href=\"tel:+4313912345\">01 39 12345<\/a> dostupno.<\/p>\n\n\n<p class=\"wp-block-paragraph\"><\/p>","protected":false},"template":"","categories":[33],"class_list":["post-7021","blog-post","type-blog-post","status-publish","has-post-thumbnail","hentry","category-immobilienrecht"],"acf":[],"post-kategorie":"33","_post-kategorie":"field_66d947537140a","post-kurzbeschreibung":"Wann Sie Betriebskosten zur G\u00e4nze zur\u00fcckfordern k\u00f6nnen","_post-kurzbeschreibung":"field_66d949fe1efe2","post-beitragsbild":"6732","_post-beitragsbild":"field_66d94a4a1efe3","post-author_post-author-name":"Anela Bl\u00f6ch","_post-author_post-author-name":"field_66d94a801efe5","post-author_post-author-foto":"6731","_post-author_post-author-foto":"field_66d94aa11efe6","post-author":"","_post-author":"field_66d94ee2827ca","yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Aktuelle OGH-Entscheidung zu Betriebskosten und Wertsicherung | ATB.LAW<\/title>\n<meta name=\"description\" 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