Upravljanje večstanovanjskih stavb

Cencič, Petra (avtor), Vlahek, Ana (mentor)

Magistrska naloga predstavlja upravljanje večstanovanjskih stavb, tako tistih, ki so v etažni lastnini, kot tistih, na katerih etažna lastnina ni vzpostavljena. V obeh primerih se oblikuje solastninsko razmerje, vendar za skupnost etažnih lastnikov veljajo nekatere posebnosti, ki se bistveno razlikujejo od klasične skupnosti solastnikov. Večstanovanjske stavbe so veliki bivalni kompleksi, v katerih se oblikujejo številčne skupnosti, katerih bistvena naloga je upravljanje skupnih delov. Ker pa je ob velikem številu članov in njihovih različnih interesih težko vzpostaviti učinkovito upravljanje, še posebej če ob tem upoštevamo še socialno raznolikost, je nujno, da so razmerja znotraj skupnosti in upravljanje večstanovanjskih stavb tudi pravno regulirana. Ker so norme Stanovanjskega zakona večinoma dispozitivne narave, lahko etažni lastniki s pogodbo o medsebojnih razmerjih določijo tudi drugačna pravila upravljanja. Za učinkovitost upravljanja pa ni dovolj le zakonska ureditev, ampak tudi aktivno sodelovanje etažnih lastnikov, tudi v primeru, ko je v večstanovanjski stavbi imenovan upravnik, ki skrbi samo za izvrševanje sprejetih odločitev s strani etažnih lastnikov in ne prevzema odločanja namesto njih. Etažni lastniki se morajo zavedati, da imajo ob lastninski pravici na posameznem delu tudi obveznosti, ki jih morajo izpolnjevati do skupnih delov. V skupnem interesu morajo skrbeti za ohranjanje in zagotavljanje funkcionalnosti stavbe kot celote. Ravno zaradi skupnega interesa je lastninska pravica posameznega dela omejena in je lastnik ne more izvrševati v polnem obsegu. Obe ureditvi, splošna in posebna, pri upravljanju temeljita na razlikovanju med posli rednega upravljanja in posli, ki presegajo redno upravljanje. Od kvalifikacije konkretnega posla je odvisno kako složni morajo biti (so)lastniki pri odločanju, če želijo sprejeti posamezen sklep. Posebnost pravne ureditve večstanovanjskih stavb v etažni lastnini je prav v uveljavitvi posebne kvalificirane večine. Upravljanje ustvarja tudi skupne stroške in bremena, ki se v osnovi med etažne lastnike delijo v sorazmerju s solastniškimi deleži. Za učinkovito in kontinuirano upravljanje je tudi pomembno, kdaj so sredstva za izvedbo poslov zagotovljena, zato zakon v večjih skupnostih zahteva oblikovanje rezervnega sklada, ki poskrbi, da se sredstva zbirajo vnaprej z določenim namenom.

• Jezik: Slovenski jezik
• Ključne besede: upravljanje večstanovanjskih stavb, etažna lastnina, solastnina, upravnik, pogodba o medsebojnih razmerjih, stroški upravljanja, rezervni sklad
• Vrsta gradiva: Magistrsko delo/naloga
• Organizacija: PF - Pravna fakulteta
• Leto izida: 2017
• PID: 20.500.12556/RUL-97809
• COBISS.SI-ID: 15890769
• Datum objave v RUL: 14.11.2017

CENCIČ, Petra, 2017, Upravljanje večstanovanjskih stavb [na spletu]. Magistrsko delo. [Dostopano 10 april 2025]. Pridobljeno s: https://repozitorij.uni-lj.si/IzpisGradiva.php?lang=slv&id=97809

Sekundarni jezik

• Jezik: Angleški jezik
• Naslov: Management of apartment buildings

Izvleček

The present master thesis presents the management of apartment buildings that are in a condominium and of those that are not established as condominium. In both cases, a co-owner relationship is formed, but there are some special features in a community of homeowners that differ considerably from classical co-owners community. Apartment buildings are large residential complexes in which numerous communities are formed, whose essential task is managing common areas. However, given the large number of members and their diverse interests, it is difficult to establish effective management. If we also take into account social diversity, it is essential that the intra-community relations and the management of apartment buildings be also legally regulated. Due to the dispositive nature of most norms in the Housing act, the homeowners can also determine different rules of management by means of a contract of mutual relationships. Nevertheless, for the management to be efficient, not only the Regulation, but also active participation of the homeowners is needed, even in cases where an apartment building manager is appointed, who only takes care of the execution of the decisions made by the homeowners and does not make decisions instead of them. Homeowners must be conscious of the fact that alongside their property rights on an individual area, they also have obligations to the common areas that they must fulfill. It is their common interest to take care of maintaining and ensuring the functionality of the building as a whole. It is precisely because of the common interest that the property right of an individual part is limited and the owner cannot exercise it in full extent. Both management arrangements, general and special, are based on the distinction between regular management and transactions that go beyond regular management. It depends on the qualification of a particular business how unanimous the co-owners must be in deciding if they want to make an individual decision. The particularity of the legal regulation of apartment buildings in a condominium is precisely in the implementation of a special qualified majority. Management also creates common costs and burdens that are in general shared among homeowners in proportion to co-ownership shares. Effective and continuous management also requires that funds for business execution be provided on time. This is why in case of larger communities the law requires the creation of a reserve fund, which ensures that the funds are collected in advance with a specific purpose.

• Ključne besede: management of apartment building, condominium, co-ownership, apartment building manager, contract of mutual relationships, management costs, reserve fund