{"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\/hr\/blog-post\/aktuelle-ogh-entscheidung-zu-betriebskosten-und-wertsicherung\/","title":{"rendered":"Nedavna presuda Vrhovnog suda o operativnim tro\u0161kovima i o\u010duvanju vrijednosti"},"content":{"rendered":"<h2 id=\"page-zu-den-beanstandeten-betriebskosten\"><strong>\u0160to se ti\u010de osporavanih tro\u0161kova poslovanja <\/strong><\/h2>\n<p>Ugovor o najmu je propisao da, uz osnovnu najamninu, najmoprimac snosi srazmjerni dio svih tro\u0161kova upravljanja zgradom. U tro\u0161kove odr\u017eavanja bili su uklju\u010deni, izme\u0111u ostalog, kategorije operativnih tro\u0161kova navedenih u \u010dlanku 21. MRG-a, administrativni tro\u0161kovi propisani \u010dlankom 22. MRG-a te tro\u0161kovi upravljanja nekretninom i javne pristojbe definirane \u010dlankom 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 to\u010dno koje bi tro\u0161kove mogao snositi te je pozvao na zahtjev za transparentno\u0161\u0107u prema \u010dlanku 6. stavku 3. Zakona o za\u0161titi potro\u0161a\u010da (KSchG) kao i na grubo nepo\u0161teno postupanje prema \u010dlanku 879. Austrijskog gra\u0111anskog zakonika (ABGB).<\/p>\n<p>Vrhovni sud je jasno istaknuo da klauzula predstavlja ugovor standardnog obrasca, budu\u0107i da je bila unaprijed sastavljena i nije bila pojedina\u010dno pregovarana.<\/p>\n<p>Prema \u010dlanku 6. stavku 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. U ovom slu\u010daju to, me\u0111utim, nije bio slu\u010daj, budu\u0107i da:<\/p>\n<ul>\n<li>popis tro\u0161kova je naveden samo kao primjer,<\/li>\n<li>upotrebom rije\u010di &#x27;posebno&#x27; ostavljeno je otvoreno pitanje mo\u017ee li se pripisati dodatni tro\u0161ak,<\/li>\n<li>Stoga najmoprimac nije mogao jasno razumjeti \u0161to 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 poni\u0161teni samo nejasni dijelovi, ve\u0107 i cijela klauzula.<\/p>\n<h3 id=\"page-auswirkungen-auf-die-praxis\"><strong>Implikacije za praksu<\/strong><\/h3>\n<p>Ova odluka pokazuje da pri sastavljanju odredbi o operativnim tro\u0161kovima u ugovoru o najmu:<\/p>\n<ul>\n<li>Precizno i sveobuhvatno mora biti navedeno koje se tro\u0161kove prenosi na najmoprimca,<\/li>\n<li>nejasna formulacija kao \u0161to su &#x27;posebno&#x27; ili &#x27;u svakom slu\u010daju&#x27; dovodi do nejasno\u0107e i time do nevaljanosti,<\/li>\n<li>Potrebne su jasne odredbe, osobito u specifi\u010dnom podru\u010dju primjene MRG-a, budu\u0107i da je prema \u010dlanku 1099. ABGB-a najmodavac op\u0107enito obvezan snositi tro\u0161kove.<\/li>\n<\/ul>\n<p>Da je najmoprimac bio vlasnik poduze\u0107a, zahtjev za transparentno\u0161\u0107u ne bi se primjenjivao i klauzula o tro\u0161kovima usluga mogla bi biti valjana.<\/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 Vrhovni sud razmatrao odnosila se na indeksiranje osnovne najamnine. To se trebalo provesti ili prvi put nakon jedne godine, ili kad god bi se CPI promijenio 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 se indeks kre\u0107e.<\/li>\n<li>Nakon bilo kakve promjene indeksa od najmanje 5 %: Nakon toga se najamnina mo\u017ee ponovno prilagoditi ako je CPI od posljednje prilagodbe promijenio za najmanje 5 %.<\/li>\n<\/ul>\n<\/li>\n<li>Rije\u010d &#x27;or&#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 temeljnog 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 mogle uzeti u obzir. Me\u0111utim, Vrhovni sud nije smatrao da to \u010dini klauzulu neva\u017ee\u0107om, budu\u0107i da:<\/p>\n<ul>\n<li>odlu\u010duju\u0107i je datum na koji je ugovor sklopljen, jer se u tom trenutku procjenjuju i dogovaraju obostrane obveze,<\/li>\n<li>klauzula uzima u obzir samo promjene u\u010dinjene nakon sklapanja ugovora i ne pokriva nikakva pove\u0107anja cijena iz razdoblja 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 nevaljanost.<\/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 temeljene na CPI-u su dopu\u0161tene pod uvjetom da jasno navode kada i kako se prilagodba treba izvr\u0161iti.<\/li>\n<li>Osnovni indeks mo\u017ee se odabrati prema mjesecu u kojem je ugovor sklopljen, \u010dak i ako najam zapo\u010dne kasnije.<\/li>\n<\/ol>\n<p>Za najmodavce, to zna\u010di:<\/p>\n<ul>\n<li>Ugovori o najmu trebaju biti formulirani 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 provedbu promjena treba biti dokumentirana kako bi se sprije\u010dila primjena \u010dlanka 6. stavka 3. Zakona o za\u0161titi zaposlenika (KSchG).<\/li>\n<\/ul>\n<p>Sljede\u0107e se odnosi na najmoprimce:<\/p>\n<ul>\n<li>Odredbe koje se odnose na operativne tro\u0161kove i za\u0161titu vrijednosti treba pa\u017eljivo ispitati, osobito u pogledu transparentnosti i jasno\u0107e.<\/li>\n<li>Mo\u017eda bi bilo korisno inzistirati na poja\u0161njenju nejasnih odredbi i predlo\u017eiti izmjene.<\/li>\n<\/ul>\n<p>Za daljnje informacije i personalizirane savjete, molimo kontaktirajte <a href=\"https:\/\/atb.law\/hr\/anela-bloech\/\">Anela Bl\u00f6ch<\/a> i njezin 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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