OWNER - TENANT RELATIONSHIP

Prvi del diplomske naloge temelji na lastninski pravici, ki pomeni temelj pravnih sistemov. Lastnina je opredeljena tudi v ustavi Republike Slovenije, ki je najvišji pravni akt v državi. Lastninska pravica je stvarna pravica je absolutna in učinkuje zoper vsakogar. Vezana je na stvar, to je na nepremičnino in premičnino. Lastnik nepremičnine in premičnine je lahko fizična ali pravna oseba. Lastninska pravica omogoča lastniku pravico do posesti, uporabe in uživanja stvari in pravico do razpolaganja s stvarjo. Kot nepremičnino lahko definiramo tudi objekt oziroma njen posamezni del kot samostojen predmet stvarnih pravic, to je etažna lastnina in stavbna pravica. Etažna lastnina je lastnina posameznega dela zgradbe in solastnina skupnih delov. Sem spadajo stanovanja, poslovni prostori in drugi prostori, ki so funkcionalna celota. Stanovanja so namenjena določenemu namenu in so lahko v etažni lastnini le pravno ne pa tudi dejansko samostojen del večstanovanjske stavbe. Etažno lastnino ureja tako Stvarno pravni zakonik kot tudi Stanovanjski zakon. V diplomski nalogi sem obema pravnima viroma namenila največ pozornosti. Po vsebini sem pretežni del svoje diplomske naloge namenila stanovanjskemu najemnemu razmerju. To razmerje ureja sklenitev najemne pogodbe, vrste najema, pravice in obveznosti lastnika ter pravice in obveznosti najemnika stanovanja po najemni pogodbi. Pomemben del diplomske naloge obsega odgovornost lastnika za obratovalne stroške najemnika. Subsidiarna odgovornost lastnika za plačilo obratovalnih stroškov najemnega stanovanja ima pravno naravo subsidiarnega poroštva. Z zakonskimi in podzakonskimi predpisi sem opredelila obratovalne stroške, ki nastanejo najemniku oziroma lastniku v večstanovanjski stavbi. S sklenjenim najemnim razmerjem nastaja zaradi neplačila obratovalnih stroškov najemnika odgovornost etažnega lastnika subsidiarno. Odgovornost lastnika za obratovalne stroške najemnika pri neplačilu nastane ne glede na to, da je po najemni pogodbi te stroške dolžan nositi najemnik stanovanja. Iz tega razloga je delitev obratovalnih stroškov, to je stroškov v zvezi z dobavami in storitvami v večstanovanjski stavbi, pomembna predvsem zaradi odgovornosti najemnika za plačilo stroškov, ki v primeru neplačila preide na odgovornost etažnega lastnika. Med stroški obratovanja ločimo: tiste stroške, ki se nanašajo na stavbo kot celoto, to so skupni obratovalni stroški in stroški za zagotovitev dobav in storitev za bivanje, to so stroški ogrevanja, elektrike, čiščenje skupnih prostorov, hišniška opravila in podobno. Iz prakse sem opredelila obratovalne stroške, ki se nanašajo na daljinsko ogrevanje večstanovanjskih stavb tudi v Mestni Občini Maribor. Ogrevanje večstanovanjskih stavb v Mariboru izvaja kot izbirno gospodarsko javno službo Energetika Maribor d.o.o.. Zadnji del diplomske naloge je namenjen odpovedi najemne pogodbe. Odpoved najemne pogodbe je lahko iz krivdnega odpovednega razloga in iz nekrivdnega odpovednega razloga.The first part of the thesis is based on property right, which forms the basis of legal systems. The property is also defined in the Constitution of the Republic of Slovenia, which is the supreme legal act in the state country. The property right is right in rem and effective against everyone. It is tied to the thing that is to movable and immovable property. The owner of the immovable and movable property may be a natural or legal person. Property rights gives the owner the right of possession, use and enjoyment of the thing and the right to dispose of thing. The object or its individual part as independent subject of rights in rem, namely the floor ownership and rights of superficies can also be defined as immovable property. Floor ownership is ownership of an individual part of the building and the joint ownership of common parts. It includes apartments, business premoses and other facilities that are considered a functional whole. The apartments are intended for a particular purpose, and may in the floor ownership only legally but not actually be a separate part of the apartment building. The floor ownership is governed by both such Law of Property Code and the Housing Act. In this thesis, I have paid the most attention to these two legal acts. The largest past of diploma thesis in terms of contentis devoted to housing tenancy. This relationship regulates the conclusion of the tenancy agreement of tenancy, the type of tenancy, rights and obligations of the owner and rights and obligations of the tenant under the lease under the tenancy agreement. An important part of the thesis discusses the owner\u27s liability for the operating costs of the tenant. Subsidiary obligation of the owner to pay the operating costs of a rental apartment has a legal nature of the subsidiary guarantee with acts and executive acts, I have defend operational costs incurred to the tenant or the owner of the apartment building. Following the conclusion of the tenancy agreement, the liability for failure to pay operating costs by the tenant and the owner is subsidiary. Liability of the owner for the operating costs of the tenant in case of failure to pay occurs irrespective of the fact that according to the tenancy agreement these costs are supposed to be paid by the tenant of the apartment. For this reason, the division of operating costs, ie costs related to the supply and services in an apartment building, is failure to be transferred particularly important for the responsibility to establish liability of the tenant to pay the costs incurred in the event of default goes to the owner of premises liability. The operating costs are the following: costs relating to the building as a whole, i.e. common operating costs and costs of provision of supplies and services for living, namely the cost of heating, electricity, cleaning of common areas, janitorial tasks and the like. From practical prospective, I considered operational costs related to the heating of apartment buildings in the Municipality of Maribor. Heating of apartment buildings in Maribor is conducted by Energetika Maribor d.o.o. as an optional commercial public service. The last part of the thesis is devoted to the cancellation of the tenancy agreement. Termination of tetnancy agreement can be based on the based on the faul-based or faultless grounds