{"id":45759,"date":"2022-02-16T04:17:35","date_gmt":"2022-02-16T03:17:35","guid":{"rendered":"https:\/\/harlander-partner.eu\/pravo-nehnutelnosti\/zmluva-o-pachte\/"},"modified":"2025-11-25T13:50:22","modified_gmt":"2025-11-25T12:50:22","slug":"zmluva-o-pachte","status":"publish","type":"page","link":"https:\/\/harlander-partner.eu\/sk\/pravo-nehnutelnosti\/zmluva-o-pachte\/","title":{"rendered":"Zmluva o pachte"},"content":{"rendered":"
\n
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Zmluva o pachte<\/h2>\n
\n \n \"Rechtsanwalt\n \n Peter Harlander
\n Harlander & Partner Rechtsanw\u00e4lte<\/span>\n <\/span>\n <\/a>\n \u201eW\u00e4hrend im Mietrecht zahlreiche gesetzliche Bestimmungen existieren, ist dies bei der Pacht nicht der Fall\u201c<\/span>\n <\/div>\n\n

Pacht vs. n\u00e1jom \u2013 nie je to to ist\u00e9?<\/strong><\/p>\n\n

V \u017eiadnom pr\u00edpade. Zatia\u013e \u010do v n\u00e1jomnom pr\u00e1ve \u2013 a teda aj pre n\u00e1jomn\u00fa zmluvu \u2013 existuje mno\u017estvo z\u00e1konn\u00fdch ustanoven\u00ed, v pr\u00edpade pachtu to tak nie je. Dokonca aj t\u00fdch p\u00e1r z\u00e1konn\u00fdch \u00faprav, ktor\u00e9 existuj\u00fa, m\u00f4\u017eu by\u0165 spravidla zmluvne zmenen\u00e9 a t\u00fdm p\u00e1dom do ur\u010ditej miery ob\u00edden\u00e9. To je prekvapuj\u00face vzh\u013eadom na to, \u017ee pacht m\u00e1 v praxi obrovsk\u00fd v\u00fdznam. <\/p>\n\n

Kto je pachtovate\u013e?<\/strong><\/p>\n\n

V praxi sa m\u00f4\u017ee sta\u0165, \u017ee vlastn\u00edk pachtov\u00e9ho objektu nie je skuto\u010dn\u00fdm pachtovate\u013eom. V tak\u00fdchto kon\u0161tel\u00e1ci\u00e1ch je d\u00f4le\u017eit\u00e9 objasni\u0165, ak\u00e1 dohoda o u\u017e\u00edvan\u00ed existuje medzi vlastn\u00edkom a pachtovate\u013eom a \u010di je pacht v\u00f4bec mo\u017en\u00fd. <\/p>\n\n

N\u00e1jom alebo pacht?<\/strong><\/p>\n\n

Chcete existuj\u00faci podnik (vr\u00e1tane z\u00e1kazn\u00edckej z\u00e1kladne a invent\u00e1ra) \u201eodovzda\u0165\u201c tretej strane bez predaja? V takomto pr\u00edpade ide o typick\u00fa zmluvu o pachte. <\/p>\n\n

N\u00e1jomn\u00e1 zmluva je v ka\u017edom pr\u00edpade uzavret\u00e1, ak sa prenaj\u00edmaj\u00fa len \u201epr\u00e1zdne\u201c priestory.<\/p>\n\n

D\u00f4le\u017eit\u00e9: <\/p>\n\n

Ak pachtovate\u013e k\u00fapi cel\u00fd invent\u00e1r (\u010dasto formou \u201einvesti\u010dn\u00e9ho odstupn\u00e9ho\u201c), m\u00f4\u017ee to predstavova\u0165 k\u00fapu podniku. To znamen\u00e1, \u017ee nadob\u00fadate\u013e preber\u00e1 v\u0161etky z\u00e1v\u00e4zky predch\u00e1dzaj\u00faceho subjektu. V takomto pr\u00edpade je odpor\u00fa\u010dan\u00e9 vypracova\u0165 podrobn\u00fa k\u00fapnu zmluvu a presne upravi\u0165 existuj\u00face star\u00e9 dlhy. <\/p>\n\n

Na dobu neur\u010dit\u00fa alebo na dobu ur\u010dit\u00fa?<\/strong><\/p>\n\n

Zmluva o pachte na dobu neur\u010dit\u00fa m\u00f4\u017ee by\u0165 oboma stranami vypovedan\u00e1 bez udania d\u00f4vodu, s dodr\u017ean\u00edm dohodnut\u00fdch leh\u00f4t a term\u00ednov, alebo, ak nebola dohodnut\u00e1 in\u00e1 lehota, s 6-mesa\u010dnou v\u00fdpovednou lehotou k polroku kalend\u00e1rneho roka. Dohoda o zrieknut\u00ed sa v\u00fdpovede na ur\u010dit\u00e9 obdobie m\u00f4\u017ee by\u0165 pre zabezpe\u010denie pachtovate\u013ea, najm\u00e4 ak uskuto\u010dnil invest\u00edcie, zmyslupln\u00e1 a nevyhnutn\u00e1. <\/p>\n\n

Neexistuje \u017eiadna z\u00e1konn\u00e1 ochrana pred v\u00fdpove\u010fou.<\/h4>\n\n

Zmluva na dobu ur\u010dit\u00fa znamen\u00e1, \u017ee po\u010das doby trvania zmluvy nem\u00f4\u017ee vypoveda\u0165 ani pachtovate\u013e, ani pachtca. Je v\u0161ak pr\u00edpustn\u00e9 okrem doby trvania zmluvy zmluvne dohodn\u00fa\u0165 aj mo\u017enos\u0165 v\u00fdpovede. <\/p>\n\n

Udr\u017eiavacie povinnosti<\/strong><\/p>\n\n

Neexistuje pr\u00e1vne jasn\u00e1 \u00faprava udr\u017eiavac\u00edch povinnost\u00ed. V z\u00e1sade prevl\u00e1da rozsiahla zmluvn\u00e1 sloboda \u2013 udr\u017eiavacie povinnosti tak m\u00f4\u017eu by\u0165 medzi stranami individu\u00e1lne dohodnut\u00e9. <\/p>\n\n

Prestavby<\/strong><\/p>\n\n

V z\u00e1sade nie s\u00fa prestavby z\u00e1konom povolen\u00e9. U\u017e pl\u00e1novan\u00e9 prestavby by preto mali by\u0165 v\u017edy upraven\u00e9, resp. povolen\u00e9 v zmluve o pachte. <\/p>\n\n

Vr\u00e1tenie pachtov\u00e9ho objektu<\/strong><\/p>\n\n

Pachtov\u00fd objekt sa v z\u00e1sade v\u017edy vracia v prevzatom stave s prihliadnut\u00edm na prirodzen\u00e9 opotrebenie. <\/p>\n\n

Investi\u010dn\u00e9 odstupn\u00e9<\/strong><\/p>\n\n

Investi\u010dn\u00e9 odstupn\u00e9 (napr. za prevzat\u00fd invent\u00e1r) je v praxi spravidla vyl\u00fa\u010den\u00e9. Ak by bola zhodn\u00e1 v\u00f4\u013ea str\u00e1n, \u017ee investi\u010dn\u00e9 odstupn\u00e9 je splatn\u00e9, mala by sa tu uzavrie\u0165 v\u00fdslovn\u00e1 zmluvn\u00e1 dohoda. <\/p>\n\n

Pr\u00e1ve v tejto s\u00favislosti je okrem in\u00e9ho potrebn\u00e9 dba\u0165 na to, aby boli ustanovenia formulovan\u00e9 tak, aby z pr\u00e1vneho h\u013eadiska i\u0161lo o \u010dist\u00fa zmluvu o pachte a nie o k\u00fapu podniku. <\/p>\n\n

Prev\u00e1dzkov\u00e9 n\u00e1klady<\/strong><\/p>\n\n

Ke\u010f\u017ee ch\u00fdba z\u00e1konn\u00e1 \u00faprava, ako aj z\u00e1konn\u00e1 defin\u00edcia prev\u00e1dzkov\u00fdch n\u00e1kladov, mali by by\u0165 prev\u00e1dzkov\u00e9 n\u00e1klady v zmluve o pachte vy\u010derp\u00e1vaj\u00faco (nie: \u201enajm\u00e4\u201c) definovan\u00e9 a vymenovan\u00e9, a mal by by\u0165 dohodnut\u00fd sp\u00f4sob vy\u00fa\u010dtovania (napr. mesa\u010dn\u00e9 pau\u0161\u00e1lne sumy s ro\u010dn\u00fdm z\u00fa\u010dtovan\u00edm do j\u00fana nasleduj\u00faceho roka). <\/p>\n\n

Pachtovn\u00e9<\/strong><\/p>\n\n

Odpor\u00fa\u010da sa presne upravi\u0165 pachtovn\u00e9, preto\u017ee to u\u017e nie je mo\u017en\u00e9 jednostranne meni\u0165 dodato\u010dne. Indexov\u00e1 \u00faprava je pr\u00edpustn\u00e1, ak bola zmluvne dohodnut\u00e1. <\/p>\n\n

Zmluvy<\/strong><\/p>\n\n

Zmluvy (ako napr. pracovn\u00e9 zmluvy existuj\u00facich zamestnancov) v z\u00e1sade neprech\u00e1dzaj\u00fa automaticky na pachtcu. Ak by si to strany \u017eelali, je v ka\u017edom pr\u00edpade potrebn\u00e1 v\u00fdslovn\u00e1 zmluvn\u00e1 dohoda. <\/p>\nVyberte si preferovan\u00fd term\u00edn:<\/span>Bezplatn\u00e1 \u00favodn\u00e1 konzult\u00e1cia<\/span><\/a>\n\n

<\/p>\n","protected":false},"excerpt":{"rendered":"Zmluva o pachte Pacht vs. n\u00e1jom \u2013 nie je to to ist\u00e9? V \u017eiadnom pr\u00edpade. Zatia\u013e \u010do v n\u00e1jomnom pr\u00e1ve \u2013 a teda aj pre n\u00e1jomn\u00fa zmluvu \u2013 existuje mno\u017estvo …","protected":false},"author":1,"featured_media":0,"parent":45431,"menu_order":65,"comment_status":"closed","ping_status":"closed","template":"","meta":{"_acf_changed":false,"_uag_custom_page_level_css":"","footnotes":""},"categories":[737],"tags":[],"class_list":["post-45759","page","type-page","status-publish","hentry","category-pravo-nehnutelnosti"],"acf":[],"uagb_featured_image_src":{"full":false,"thumbnail":false,"medium":false,"medium_large":false,"large":false,"1536x1536":false,"2048x2048":false,"336x":false,"352x":false,"woocommerce_thumbnail":false,"woocommerce_single":false,"woocommerce_gallery_thumbnail":false,"yarpp-thumbnail":false},"uagb_author_info":{"display_name":"Peter Harlander","author_link":"https:\/\/harlander-partner.eu\/sk\/author\/secondpromotion\/"},"uagb_comment_info":0,"uagb_excerpt":"Zmluva o pachte Pacht vs. n\u00e1jom \u2013 nie je to to ist\u00e9? V \u017eiadnom pr\u00edpade. Zatia\u013e \u010do v n\u00e1jomnom pr\u00e1ve \u2013 a teda aj pre n\u00e1jomn\u00fa zmluvu \u2013 existuje mno\u017estvo ...","_links":{"self":[{"href":"https:\/\/harlander-partner.eu\/sk\/wp-json\/wp\/v2\/pages\/45759","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/harlander-partner.eu\/sk\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/harlander-partner.eu\/sk\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/harlander-partner.eu\/sk\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/harlander-partner.eu\/sk\/wp-json\/wp\/v2\/comments?post=45759"}],"version-history":[{"count":0,"href":"https:\/\/harlander-partner.eu\/sk\/wp-json\/wp\/v2\/pages\/45759\/revisions"}],"up":[{"embeddable":true,"href":"https:\/\/harlander-partner.eu\/sk\/wp-json\/wp\/v2\/pages\/45431"}],"wp:attachment":[{"href":"https:\/\/harlander-partner.eu\/sk\/wp-json\/wp\/v2\/media?parent=45759"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/harlander-partner.eu\/sk\/wp-json\/wp\/v2\/categories?post=45759"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/harlander-partner.eu\/sk\/wp-json\/wp\/v2\/tags?post=45759"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}