Establishing Tenant Ownership on the Basis of Proportional Co-ownership Share of the Real Property

Uvidom u postupke koji su se, temeljem prijedloga radi utvrđivanja korisne vrijednosti stanova, vodili pred Općinskim i Županijskim sudom u Osijeku, te postupke uspostavljanja posebnih dijelova nekretnine kroz izradu diobnih planova, kao i postupke izrade etažnog elaborata uočena je velika različitost i neujednačenost u pristupu izradi elaborata etažiranja i utvrđivanju korisnih površina. Rad analizira sudske odluke o određivanju korisne površine i ukazuje na probleme koji se u praksi javljaju vezano uz uspostavu etažnog vlasništva na temelju odgovarajućeg suvlasničkog dijela nekretnine. Predlaže se donošenje podzakonskog propisa koji bi detaljno uredio postupak izrade etažnog elaborata, odnosno, izračuna korisnih vrijednosti pojedinih posebnih dijelova nekretnine i korisne vrijednosti svih stanova i ostalih samostalnih prostorija cijele nekretnine. Ovo je potrebno radi jednakog tumačenja i primjene pravila o etažiranju svih sudionika u postupku kao i ostvarenja pravne sigurnosti, jedinstvene primjene zakona i ujednačavanja sudske prakse. Analizira se i uređenje etažnog vlasništva u Republici Sloveniji kao mogući pristup rješenjima u našem pravnom sustavu. Zaključno, utvrđuje se da postoji potreba za stručnim usavršavanjem sudaca, sudskih savjetnika, sudskih vještaka, upravnih službenika s multidisciplinarnim pristupom problemu postupka etažiranja, zasnovanom na analizama drugih znanstvenih disciplina, poglavito građevine i ekonomije.
The survey of the Osijek District and County Courts procedures related to the motion to determine the usable values of flats and into procedures of establishing separate parts of real property by the means of apportioning plans as well as the tenant ownership study procedures resulted in different and inconsistent approaches in the process of creation of the study and establishing the usable surface area. The paper deals with the analysis of judicial decisions on determining usable surface and indicates the problems emerging in practice while establishing the tenant ownership based on proportional co-ownership share of the real property. It also gives suggestions to passing a by-law on the procedure of tenant ownership study creation i.e. calculation of usable values of particular real property shares and usable values of all flats and other independent premises of the entire real property. Its goals are equal interpretation and application of tenant ownership by all parties to the procedure as well as legal security, uniform application of law and harmonisation of judicial practice. As a possible approach to the solutions in Croatian legal system the paper also analyses the regulation of tenant ownership in the Republic of Slovenia. In conclusion, it establishes the need for professional training of judges, court counsellors, court appointed expert witnesses, civil servants through application of a multidisciplinary approach to the issue of tenant ownership procedure based on other scientific disciplines e.g. civil engineering and economics.