Residential Rental Contracts - the state and perspectives of some aspects of legal regulation

Rad daje komparativni prikaz prava najma stana u Austriji i Njemačkoj što predstavlja visoko regulirano pravno područje sa značajnom ulogom u životu europskih građana koji nemaju u vlasništvu kuću ili stan, te na taj način ovise o najmu istih. Analizom postupaka sklapanja ugovora o najmu stana, u vlasništvu Grada Osijeka kao jedinice lokalne samouprave i u vlasništvu Republike Hrvatske, uočen je niz otvorenih pitanja koja su posljedica nedorečenosti u zakonskom uređenju ugovora o najmu stana. U radu se predlaže da buduća reforma prava najma stana uključi i sljedeća sporna pitanja: određivanje tijela za mirno rješavanje sporova između najmodavca i najmoprimca, dinamike kojom bi najmodavac ulazio u stan radi kontrole korištenja, dužnosti plaćanja troškova zajedničke pričuve, standarda opremljenosti i iskoristivosti stanova koji se daju u najam. Preciznom zakonskom regulacijom ovih pitanja, ugovor o najmu stana, kao način rješavanja stambenog pitanja, postaje ozbiljna alternativa ugovoru o kupnji stana.This paper provides a comparative analysis of the law on residential rental in Austria and Germany. It represents a highly regulated legal area which plays a significant role in the life of European citizens who do not own their house or flat and as such depend on renting. Analysis of the procedure of contract formation on residential renting in the ownership of the City of Osijek as a unit of local self-government and in the ownership of the Republic of Croatia , a range of open questions arise as the result of understatement in the legal regulation of residential rental contracts. This paper suggests that future legal reform of the law on residential rentals should include the following disputable issues: determining the bodies for peaceful resolution of disputes between landlords and tenants, the timing of the landlord’s entry for checking on usage, the duty to pay the costs of communal levies, standard equipment and rental property usability. With precise legal regulation of these issues, the residential rental contract as a solution to housing is becoming a real alternative to residential purchase contract