Preuzmi - Wolf Theiss

CROATIAN LAW
CLIENT ALERT
2011 November
New Croatian Act on Lease and
Sale of Business Premises
The new Croatian Act on Lease and Sale of Business Premises
(“Lease Act“) became effective on 15 November 2011. The Lease
Act governs the sale and purchase of business premises owned by
the Republic of Croatia and local government units (“Government
Owned Premises“) to current tenants.
It generally applies to:
• current tenants who have been party to a lease and perform
activities thereon for an uninterrupted period of 5 years (“Current
Tenants“), and
• current users are not party to a lease, but have performed
allowed business activities on the premises for an uninterrupted
period of 5 years, and who are currently not subject to claims
for vacating the premises (“Current Users“).
Government Owned Premises subject to sale are to be publically
announced. A request for purchase under the Lease Act will
have to be filed within 90 days of publication of such lists.
Detailed conditions and procedures are yet to be determined by
implementing regulations. Government Owned Premises are to be
sold at market price. Approved tenant or user improvements up
to 30% of the market price shall be taken as a credit. Tenants and
users who have not properly settled their obligations towards the
government (such as taxes, charges and levies), employees (such
as salaries and social security obligations) and suppliers shall not
be allowed to purchase Government Owned Premises. Purchased
premises shall be subject to restrictions on disposal of such premises
for a period of at least 10 years as of date of acquisition of such
premises.
Government Owned Premises may generally only be leased
through a tender; however current tenants are to be allowed priority
to extend their existing leases for a period of 5 years.
Additionally, Lease Act contains amendments relevant to
commercial lease agreements:
• landlord is obliged to file the lease agreement with the tax
administration;
• tenant is not entitled to compensation for improvements to the
premises unless tenant notified the landlord prior to making
such improvements ;
• tenant is not obliged to pay rent in cases where tenant is
prevented from using the premises due to works on public
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CLIENT ALERT
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surfaces, facade and the roof of the building, but is not entitled
to compensation for lost profit;
• time limits in which the landlord has to inform the tenant of
adaptation works to the premises and in which the tenant is
authorized to consequently terminate the agreement have
been reduced;
• landlord has to grant explicit written consent to adaptation
works;
• tenant is not entitled to remove improvements if they have
been compensated for through rent reduction;
• statutory termination notice has been reduced to 30 days
(instead of 3 months); and
• disputes for vacating leased premises have priority with the
courts.
The intention of the Lease Act is to provide additional legal certainty
for current tenants and users and thus boost investments, strengthen
the position of small entrepreneurs, and make contractual
relationships more ﬂexible in unstable market conditions. However,
certain problems arising from the wording of the new Lease Act can
already be identified.
firstly, the Arbitration Act has traditionally applied to disputes
arising out of lease agreements. However, the Lease Act specifically
provides for court competence. It remains to be seen whether the
Lease Act will be interpreted so as to restrict arbitrability of the lease
relationships.
further, the Lease Act specifies that agreements concluded in the
form of a notarial deed may only be terminated through notarial
intervention and that termination of indefinite term agreements
cannot be directly enforced when the non-terminating party
opposes termination. Notarized lease agreements containing
provisions on direct enforcement are generally directly enforceable
under prior practice irrespective of the subsequent dissent of
contracting parties. It remains to be seen whether this practice will
continue under the Lease Act.
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CLIENT ALERT
Croatian Law
NOVI ZAKON O ZAKuPu I
KuPOPRODAJI POSLOVNOGA
PROSTORA
Novi Zakon o zakupu i kupoprodaji poslovnoga prostora („Zakon o
zakupu poslovnog prostora“) stupio je na snagu 15. studenog 2011.
godine. Zakon o zakupu poslovnog prostora regulira kupoprodaju
poslovnih prostora u vlasništvu Republike Hrvatske i jedinica lokalne
i područne samouprave („Poslovni prostori u javnom vlasništvu“)
trenutnim zakupnicima i korisnicima.
Zakon o zakupu poslovnog prostora primjenjuje se na:
• sadašnje zakupnike koji su ugovorna strana ugovora o zakupu
te od trenutka sklapanja ugovora obavljaju poslovnu djelatnost
u neprekinutom trajanju od 5 godina („Sadašnji zakupnici“), i
• sadašnje korisnike koji nisu ugovorna strana ugovora o zakupu,
ali su obavljali dopuštenu djelatnost u poslovnom prostoru u
neprekinutom trajanju od 5 godina, a protiv kojih se trenutno
ne vodi postupak radi ispražnjenja i predaje poslovnog prostora
(„Sadašnji korisnici“).
Popis Poslovnih prostora u javnom vlasništvu koji mogu biti
predmetom kupoprodaje bit će javno objavljen. Zahtjev za
kupnju, u skladu s Zakonom o zakupu poslovnog prostora, mora
se podnijeti u roku od 90 dana od objave takvog popisa. Detaljni
uvjeti i procedure tek se trebaju utvrditi provedbenim propisima.
Poslovni prostori u javnom vlasništvu će se prodavati po tržišnoj
cijeni. Odobrena ulaganja učinjena od strane zakupnika ili korisnika
u vrijednosti do najviše 30% tržišne cijene nekretnine uračunat će
se kao popust pri kupoprodaji. Zakupnicima i korisnicima koji nisu
podmirili svoje obveze prema državi (kao što su porezi, pristojbe i
davanja), radnicima (kao što su plaće i davanja za zdravstveno i
mirovinsko osiguranje) i dobavljačima neće biti dopuštena kupnja
Poslovnog prostora u javnom vlasništvu. Na kupljenom poslovnom
prostoru postojat će zabrana raspolaganja u trajanju od najmanje
10 godina od dana stjecanja.
Poslovni prostori u javnom vlasništvu mogu se načelno dati u zakup
samo putem javnog natječaja, no Sadašnji će zakupnici imati
prednost pri produljenju trajanja postojećeg zakupa, na rok od
dodatnih 5 godina.
Uz to, Zakon o zakupu poslovnog prostora sadrži izmjene koje se tiču
i ugovora o zakupu između ostalih sudionika tržišta:
• zakupodavac je obvezan primjerak ugovora o zakupu dostaviti
nadležnom uredu Porezne uprave;
• zakupnik nije ovlašten potraživati naknadu radi poboljšanja
poslovnog prostora ukoliko nije prethodno obavijestio
zakupodavca o namjeri izvršavanja preinaka;
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• zakupnik nije obvezan plaćati zakupninu u slučajevima kad
je spriječen u korištenju poslovnog prostora zbog radova na
javnim površinama, fasadi i krovu zgrade, no nije ovlašten
potraživati izmaklu dobit;
• skraćeni su rokovi u kojima zakupodavac mora obavijestiti
zakupnika o adaptacijskim radovima u poslovnom prostoru i u
kojima je zakupnik radi toga ovlašten raskinuti ugovor;
• zakupodavac mora dati izričiti pisani pristanak na adaptacijske
radove;
• zakupnik nije ovlašten odnijeti poboljšice ako mu je zbog njih
bilo odobreno smanjenje zakupnine;
• zakonski otkazni rok je skraćen na 30 dana (umjesto dosadašnjih
3 mjeseca); i
• sud hitno postupa u sporovima radi ispražnjenja i predaje
poslovnog prostora.
Namjera Zakona o zakupu poslovnog prostora je pružiti dodatnu
pravnu sigurnost sadašnjim zakupnicima i korisnicima, te time
potaknuti ulaganja, ojačati položaj malih poduzetnika i učiniti
ugovorne odnose fleksibilnijima u nestabilnim tržišnim uvjetima.
Međutim, već sad je moguće primijetiti određene probleme koji
proizlaze iz novog Zakona o zakupu poslovnog prostora.
Prvo, na sporove koji proizlaze iz ugovora o zakupu dosad se
primjenjivao Zakon o arbitraži. Međutim, Zakon o zakupu poslovnog
prostora izričito propisuje nadležnost suda. Tek treba vidjeti hoće
li Zakon o zakupu poslovnog prostora biti tumačen na način koji
ograničava arbitrabilnost odnosa iz ugovora o zakupu.
Nadalje, Zakon o zakupu poslovnog prostora propisuje da ugovori
koji su solemnizirani od strane javnog bilježnika mogu biti otkazani
samo putem javnog bilježnika te da otkaz ugovora sklopljenih na
neodređeno vrijeme ne može biti predmetom neposredne ovrhe kad
se druga ugovorna strana protivi otkazu. Solemnizirane ugovore
o zakupu koji sadrže ovršne klauzule se u skladu s dosadašnjom
praksom moglo neposredno ovršiti bez obzira na naknadno
protivljenje ugovornih strana. Tek treba utvrditi hoće li se ova
praksa nastaviti i nakon stupanja na snagu Zakona o zakupu
poslovnog prostora.
This memorandum has been prepared solely
for the purpose of general information and is
not a substitute for legal advice.
Therefore, WOLF THEISS accepts no
responsibility if – in reliance on the
information contained in this memorandum –
you act, or fail to act, in any particular way.
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