Lendi yamalonda ku Netherlands: lendi ya ROZ ya mtundu wa lendi ya anthu obwereka nyumba ochokera kumayiko ena

Pafupifupi lendi iliyonse yamalonda ku Netherlands imasainidwa pogwiritsa ntchito chitsanzo cha ROZ: pangano lalifupi lokhala ndi zinthu zambiri zomwe zimaphatikizidwa, zomwe zimaperekedwa ngati muyezo wamsika. Silopanda tsankho. Ndi chikalata cha mwini nyumba, ndipo zambiri zake zimatha kukambidwa kuposa momwe obwereka amaganizira. Bukuli likufotokoza lamulo lomwe lili pansi pake ndi zigawo zoyenera kukambirana.

Funso loyamba pa lendi iliyonse: ndi lamulo liti lomwe limagwira ntchito?

Lamulo la ku Netherlands lokhudza lendi lili ndi njira ziwiri zoyendetsera katundu wamalonda, ndipo sizili zofanana. Izi zimagwira ntchito zimasankhidwa ndi lamulo, osati ndi zomwe maguluwo amalemba patsamba loyamba. Kusasankhidwa bwino ndiye gwero lodziwika bwino la zodabwitsa zokwera mtengo, ndipo nthawi zambiri nkhani yoyamba pamkangano.

Malo ogulitsira ndi ochereza alendo: art. 7:290 BW

Ulamuliro wotetezedwawu umakhudza zomwe maloya aku Dutch amatcha malo 290. Art. 7:290 BW imagwira ntchito pa malo omangidwa omwe amabwerekedwa kuti agulitsidwe, lesitilanti kapena cafe, bizinesi yotengera katundu kapena yotumizira katundu, bizinesi ya zaluso, hotelo kapena malo ogona, komwe anthu onse amatha kupeza katundu kapena ntchito zosunthika mwachindunji. Malo okhala odalira komanso malo obwerekedwa amatsatira dongosolo lomwelo.

Zinthu ziwiri zimagwira ntchito: kupezeka mosavuta kwa anthu onse, ndi kupereka mwachindunji kwa makasitomala kumeneko. Chipinda chowonetsera chomwe chimatsegulidwa pokha pokha, ofesi yayikulu kapena nyumba yosungiramo katundu sichingayenerere; sitolo yayikulu, malo ochitira zinthu zodziwika bwino kapena hotelo idzatero.

Maofesi, mafakitale ndi zina zonse: art. 7:230a BW

Chilichonse chomangidwa, chobwerekedwa kuti chigwiritsidwe ntchito pa bizinesi, komanso malo okhala anthu 290 kapena nyumba sizigwera pansi pa lamulo. 7:230a BW: maofesi, ma laboratories, zipinda zoyera, maholo opangira zinthu, malo ogawa zinthu ndi malo osungiramo zinthu. Anthu ambiri okhala padziko lonse lapansi mu Eindhoven ndipo Brainport ndi anthu obwereka nyumba 230a, kaya akuzindikira kapena ayi.

Kugwiritsidwa ntchito kosiyanasiyana ndi funso la kugawa

Nyumba zambiri zimachita zonse ziwiri: holo yopangira zinthu yokhala ndi malo ogulitsira mafakitale, ofesi yokhala ndi kauntala ya anthu onse. Pamene malo obwereketsa asakanikirana, dongosolo limasankhidwa malinga ndi cholinga chomwe malowo amagwiritsidwa ntchito kwambiri. Hoge Raad idatsimikiza pa 6 Marichi 2026 (ECLI:NL:HR:2026:356) kuti izi zimagwiritsa ntchito zenizeni osati dzina lomwe maguluwo adagwirizana, kotero mutu wonena kuti panganoli ndi lomwe lili pansi pa art. 7:290 BW ilibe kulemera kodziyimira payokha. Zochitika zonse za nkhaniyi ndizofunikira: kugwiritsa ntchito komwe maguluwo anali kuganiza pamene adapangana, kugwiritsa ntchito malowa tsopano, ndi momwe malowo akonzedwera mogwirizana ndi kugwiritsa ntchito kumeneko. Chofunika ndi komwe kuli pakati pa mphamvu ya kugwiritsa ntchito, ndi ntchito yomwe wobwereka amapeza ndalama zambiri zomwe amapeza zitha kuyezedwa. Chifukwa chake mwini nyumba sangathawe art. 7:290 BW poyika chitsanzo cha 230a patsogolo panu. Komabe, magulu ang'onoang'ono akhoza kulengeza kuti lamulo la 290 (lomwe lili ndi 7.4.6 BW) likugwira ntchito mogwirizana ndi mgwirizano wa lendi womwe sugwera pansi pa Article. 7:290 BW ya mphamvu yake yokha.

Art. 7:301 BW imayankha funso losiyana ndipo siliyenera kusokonezedwa ndi mayeso ogwiritsira ntchito. Ikukhudza nthawi yogwiritsira ntchito: lendi ya zaka ziwiri kapena kuchepera imagwera kunja kwa art. 7:291 kupita ku art. 7:300 BW, chilichonse chomwe malowa amagwiritsidwa ntchito.

Maboma awiriwa ali mbali imodzi

Chitetezo chimatanthauza chiyani kwa wobwereka 290

Lendi ya malo 290 imagwira ntchito kwa zaka zisanu; nthawi yochepa imakonzedwa ndi lamulo, ndipo nthawi yayitali yosakwana zaka khumi imagwira ntchito mpaka zaka khumi zitatha. Chifukwa chake, lendi yodziwika bwino ya zaka ziwiri kuphatikiza zitatu kuphatikiza zisanu: lendi ya zaka ziwiri yomwe, ngati iloledwa kupitiliza, imakhala lendi ya zaka zisanu kenako imakula ndi zina zisanu. Lendi yotsimikizika kuti ikhale zaka ziwiri kapena kuchepera sikugwirizana ndi malamulo ambiri oteteza, ndichifukwa chake eni nyumba amapereka imodzi.

Mwininyumba ayenera kupereka chidziwitso pasadakhale chaka chimodzi, kudzera m'kalata ya bailiff kapena kalata yolembetsedwa, yofotokoza zifukwazo; chidziwitso chopanda chifukwa sichigwira ntchito. Chidziwitso chokha sichithetsa lendi: pokhapokha ngati wobwereka avomereza polemba, chimapitirira malinga ndi lamulo mpaka khoti laling'ono litapereka chigamulo pa zomwe mwininyumbayo akunena kuti akhazikitse tsiku lotha ntchito, motsatira chigawo 7:295 BW. Wobwereka amakhalabe pamalopo, akulipira lendi, nthawi zina kwa zaka zambiri.

Pamapeto pa zaka zisanu zoyambirira, mwini nyumbayo angapambane pazifukwa ziwiri zokha motsatira chigawo cha 7:296 BW: wobwereka sanadzionetse ngati wobwereka wabwino, kapena mwini nyumbayo amafunikira malowo mwachangu kuti agwiritsidwe ntchito, kuphatikizapo kukonzanso kosatheka popanda kuthetsa lendi. Pambuyo pa zaka khumi khothi limaganiziranso zofuna za maguluwo, ndipo pamene wobwereka ayenera kuchoka likhoza kupereka ndalama zothandizira kusamuka.

Chitetezo chomwe chimatanthauza kwa wobwereka wa 230a: chochepa kwambiri

Chilolezo cha 230a chimatha pamene panganolo latha: palibe zifukwa zalamulo, palibe nthawi yodziwitsira yokhazikika, palibe chilolezo cha khothi. Njira yokhayo yothetsera vutoli ndi chitetezo cha kuchotsedwa m'nyumba. Kuchotsedwa m'nyumba kukafunidwa, wobwereka angapemphe ku khothi laling'ono mkati mwa miyezi iwiri kuti awonjezere nthawi yochoka; khothi limayesa zofuna za mbali zonse ziwiri ndipo lingapereke mpaka chaka chimodzi, mpaka katatu.

Imeneyo ndi malo opumulirako, osati malo okhala: palibe ufulu wokhala ndi lendi yatsopano, ndipo mwini nyumba angabwereke kwa wina kuyambira kumapeto kwa nthawi yowonjezera. Ndalama zomwe zayikidwa mu zipinda zokonzera kapena zoyeretsa sizingabwezedwe malinga ndi chigawo cha 7:230a BW; ziyenera kutsimikiziridwa mwa mgwirizano, kudzera mu nthawi yayitali, njira zowonjezera komanso ufulu wosiya nyumba.

Chitsanzo cha ROZ: ndani anachilemba, ndi chifukwa chake chakachi chili chofunika

ROZ ndi Raad voor Onroerende Zaken, bungwe la ku Netherlands lomwe lili ndi eni nyumba, amalonda ndi othandizira. Kuyambira m'ma 1990, mapangano ake a lendi akhala zikalata za msika weniweni. Palibe lamulo lomwe limawafuna, palibe woyang'anira amene amawavomereza, palibe bungwe lobwereka lomwe limasaina nawo. Amalembedwa ndi komanso kumbali ya mwini nyumba, ndipo amawerenga motero.

Pali mitundu yosiyana pa ndondomeko iliyonse, ndipo sayenera kusakanikirana: imodzi ya malo ogulitsira ndi malo olandirira alendo motsatira art. 7:290 BW, imodzi ya ofesi ndi malo ena amalonda motsatira art. 7:230a BW, imodzi ya malo okhala, ndi mitundu yowonjezera yoyimitsa magalimoto. Iliyonse ili ndi chaka chimodzi ndi zinthu zake zonse. Mabaibulo apano ndi 290 model ya 2022 ya malo ogulitsira ndi malo olandirira alendo, 230a model ya 2015 monga momwe idasinthidwira mu 2023 ya maofesi ndi malo ena amalonda, ndi 2017 model ya malo okhala.

Chakachi n'chofunika. Mabaibulo amasiyana kwambiri, mitundu yotsatizana imasuntha kukonza, chiopsezo ndi mtengo kwa wobwereka, ndipo malamulo onse amagwira ntchito ndi chitsanzo cha chaka chomwecho: lendi ya 2015 yokhala ndi malamulo a 2003 imabweretsa mikangano yomwe palibe amene akufuna kutsutsa. Nthawi zina othandizira amamangirira seti yakale, kapena yomwe mwini nyumba wasintha mwakachetechete. Chongani chaka chomwe chatchulidwacho poyerekeza ndi zomwe zaphatikizidwa.

Kumene chiopsezo chili: malamulo onse

Lendi yokha ndi yochepa: maphwando, malo, kugwiritsa ntchito, nthawi, lendi, chitetezo, wothandizira. Malamulo onsewa amagwira ntchito pazinthu zambiri ndipo amakhudza pafupifupi chilichonse chofunikira: kugawa kosamalira, kupatula nthawi yobwezera, zilango, ndi zolipirira. Zingathe kukambidwanso mofanana: zosintha zimapita ku lendi kapena chowonjezera, chomwe chimapambana, ndipo dongosolo loyambira liyenera kufotokozedwa momveka bwino.

Malamulo omwe wobwereka wakunja ayenera kukambirana nthawi zonse

Malo obwerekedwa ndi muyeso

Chitsanzochi chimafotokoza malo a pansi; malamulo ambiri nthawi zambiri amawonjezera kuti ndi owonetsa okha, ndipo kuti kusintha sikupereka ufulu wokonza lendi, kuyika kapena kuthetsa nyumba. Kwa wobwereka amene amalipira pa mita imodzi ya sikweya, ndiye kuti ndi gawo limodzi la chiopsezo choyezeka. Muyenera kuyeza muyeso wa NEN 2580, pezani satifiketi musanasayine, ndikukambirana za kusintha kupitirira zomwe mwagwirizana.

Mkhalidwe wotumizira ndi udindo wobwezera

Malo ayenera kubwezedwa momwe zinthu zilili zomwe zalembedwa mu lipoti la kutumiza. Ngati palibe, art. 7:224 BW ikuganiza kuti wobwereka adawalandira momwe zinthu zilili momwe ayenera kuwabwezera, zomwe zimakhala zovuta kutsutsa patatha zaka zambiri. Limbikirani lipoti lojambulidwa ndi tsiku, losainidwa ndi onse awiri ndipo fotokozani muyezo wobwezera potchula.

Kusamalira: kugawanika kodziwika bwino

Malinga ndi malamulo, mwini nyumba amakonza zolakwika ndipo wobwereka amangokonza zinthu zochepa tsiku ndi tsiku. Malamulo onse a ROZ amatsutsana ndi izi: mwini nyumba amasunga kapangidwe kake, makoma akunja, denga ndi maziko; wobwereka amatenga chilichonse, kuphatikizapo kukhazikitsa, kutentha ndi kuziziritsa, kukonza, magalasi ndi zomaliza zamkati, zomwe pa labotale kapena chipinda choyeretsa zimakhala ndalama zambiri. Kambiranani mndandanda wa malire, malire pakusintha kwa wobwereka, ndikutsimikizira kuti kusintha kumakhala ndi mwini nyumbayo.

Chitsimikizo cha banki

Chitetezo nthawi zambiri chimakhala chitsimikizo cha banki chopanda malire chomwe chimalipidwa poyamba, chomwe chimaphimba lendi, ndalama zothandizira, VAT, chiwongola dzanja ndi ndalama. Mitundu ya ROZ imayika ndalama zokhazikika kapena chitsimikizo cha banki pa ngongole yonse ya lendi ya miyezi itatu, kuphatikiza ndalama zothandizira ndi VAT; zambiri zimapemphedwa ku kampani yatsopano yaku Dutch. Ikani malire, gwirizanani kuchepetsedwa mutalipira nthawi yake, ndikukana chitsimikizo cha kholo pamwamba.

Lendi, kuwerengera ndalama ndi kuwunikanso

Lendi imalembedwa chaka chilichonse ku index ya mitengo ya ogula yomwe imafalitsidwa ndi Statistics Netherlands, ndipo gawoli ndi la mbali imodzi: lendi siili pansi pa mulingo wa chaka chatha. Kambiranani za malire, kolala, kapena tchuthi cha indexation kumayambiriro. Pa malo a 230a palibe kuwunikanso kwalamulo, kotero kubwezeretsanso kulikonse pakuwonjezera kuyenera kukhala kwa pangano.

Ndalama zolipirira

Chitsanzochi chimagwira ntchito ndi malipiro apasadakhale, mgwirizano wapachaka, mndandanda wa zinthu ndi ntchito zomwe zili mu annex, ndi ndalama zowonjezera zoyang'anira. Mndandandawu nthawi zambiri umapangidwa mozama ndipo ndalama zowonjezerazo zimatha kukambidwa. Funsani mndandanda wotsekedwa, tsiku lomaliza la lipoti lapachaka, ufulu wowerengera ndalama, komanso kuchotsa ndalama zomwe zagwiritsidwa ntchito komanso ndalama za nyumba zopanda anthu.

Kugwiritsa ntchito kovomerezeka ndi udindo wogwiritsa ntchito

Mu chitsanzo cha 290, wobwereka ayenera kuyendetsa bizinesi yomwe agwirizana, kusunga malo otseguka nthawi yanthawi yachikhalidwe ndipo osasiya osagwiritsidwa ntchito, mothandizidwa ndi chilango: choletsa chenicheni pakukonzanso, kutseka kapena kusintha mawonekedwe. Kambiranani za gawo logwiritsira ntchito lomwe lili lalikulu mokwanira kuti bizinesi isinthe moyenera, komanso mpumulo pakukonzanso ndi kukonzanso.

Kutumiza zinthu zina, kugawa zinthu, ndi kusintha ulamuliro

Malamulo onsewa amaletsa kubwereketsa nyumba kapena kupereka malo kwa anthu ena popanda chilolezo cholembedwa, ndipo amaletsa kupereka malowo. Kwa kampani ya gulu, izi zimavuta: kusamutsa mkati mwa gulu kapena kugulitsa bizinesi kungafunike chilolezo, kotero kukambirana za kugawa kwa makampani a gulu. Eni nyumba amawonjezera kwambiri kusintha kwa magawo olamulira zomwe zimapangitsa kusintha kwa gawo la wobwereka kukhala chifukwa chothetsera kapena chitetezo chowonjezera. Wobwereka wa 290 ali ndi vuto: motsatira art. 7:307 BW khothi likhoza kusintha wogula bizinesiyo kukhala wobwereka. Wobwereka wa 230a alibe.

Kukonza ndi kuchotsa kumapeto

Kusintha kumafuna chilolezo cholembedwa kale, ndipo malamulo ambiri nthawi zambiri amafuna kuchotsedwa ndi kukonzedwanso kumapeto kwa lendi. Pa malo opangira zinthu a labotale, khitchini kapena apadera omwe ndi okwera mtengo kwambiri. Chitani nawo poyamba: pezani chilolezo chokonza ndipo, m'chikalata chomwecho, chitsimikiziro cha zinthu zomwe zingatsale.

Zilango, kuyika mpira ndi kuyimitsidwa ntchito

Malamulo onsewa amapereka zilango zomwe ziyenera kulipidwa nthawi yomweyo pa milandu yosiyanasiyana, popanda umboni wa kutayika ndipo nthawi zambiri pamodzi ndi ufulu wopempha ndalama zonse. Khothi likhoza kuchepetsa chilango, koma chimenecho ndi mlandu, osati kukonzekera. Likambirane, lifunse chidziwitso ndi nthawi yochira, ndikuchotsa kusonkhanitsa.

Chitsanzochi sichikuphatikizapo kubweza ndi kuyimitsa lendi, kotero mikangano yokhudza zolakwika, ndalama zothandizira kapena ntchito zosaloledwa imakhala udindo wopitiliza kulipira zonse ndikumanganso mlandu pambuyo pake. Pali malire okhwima pakuchotsa njira zothetsera zolakwika zomwe mwininyumba ankadziwa poyamba, koma njira yotetezeka ndiyo kulola kuti nyumbayo ibwerekedwe pazinthu zosatsutsika.

Kupatuka ku lamulo lovomerezeka: chofunikira chovomerezeka ndi khoti

Pa malo 290, malamulo oteteza ndi ochepa. Malinga ndi Article 7:291 BW, maguluwa sangapatuke kuchoka pa iwo kupita ku chiwonongeko cha wobwereka pokhapokha ngati khoti lachigawo laling'ono lavomereza gawo lopatuka. Kuvomerezedwa kumachitika pamene gawolo silikhudza kwambiri ufulu wa wobwereka, kapena pamene wobwereka sakufunika chitetezo mokwanira.

Gawo losavomerezedwa lingathe kuthetsedwa ndi wobwereka patatha zaka zambiri, kotero gawo lomwe mwini nyumba amadalira kuthetsa lingakhale lomwe silinavomerezedwe. Lemberani limodzi, musanasainire kapena nthawi yomweyo mutasaina. Pa malo a 230a palibe lamulo lotere, ndichifukwa chake kulemba ndikofunikira kwambiri.

Kuwunikanso za lendi patatha zaka zisanu ndi njira ya akatswiri

Wobwereka nyumba wa 290 sakuvutika ndi lendi yomwe yachoka pamsika. Malinga ndi gawo la 7:303 BW, mbali iliyonse ikhoza kupempha khothi kuti liyikonzenso, makamaka nthawi yokhazikika ikatha, ndipo, nthawi iliyonse, zaka zisanu zitadutsa kuchokera pamene lendi idakhazikitsidwa komaliza. Chiyerekezo ndi avareji ya lendi ya malo ofanana m'zaka zisanu zapitazi, kotero imatsatira avareji yocheperako, osati milingo yapano.

Pali msampha. Malinga ndi Art. 7:304 BW, pempholi silingavomerezedwe pokhapokha ngati pali upangiri wochokera kwa katswiri wosankhidwa mogwirizana, kapena pokhapokha ngati khoti lasankha munthu pa pempho la chipani; tsiku la pempho limenelo limakhazikitsa tsiku loyamba la lendi yatsopano, kotero kuchedwa kumawononga ndalama. Pa malo a 230a, kuwunikanso kumachitika pokhapokha ngati lendiyo yapanga.

Kuthetsa ntchito, nthawi zodziwitsira ndi mawonekedwe

Pa malo 290, chidziwitso chimaperekedwa pasadakhale chaka chimodzi ndi kalata yolembedwa ndi bailiff kapena kalata yolembetsedwa, ndipo zifukwa zake zanenedwa; zolakwika za mawonekedwe zimapha. Pa malo 230a, pangano limakhazikitsa nthawi ndi mawonekedwe, ndipo chitsanzocho chimalemba njira zomwezo. Lembani nthawi yomaliza: kuphonya nthawi zambiri kumayambitsa kukulitsa kodziyimira pawokha. Ngati wobwereka sakulipira, lendi ya malo omangidwa nthawi zambiri imatha kuthetsedwa ndi khothi, motsatira art. 7:231 BW.

Kulephera kwa wobwereka kapena mwini nyumba

Ngati wobwereka walengezedwa kuti walephera kulipira nyumba, woyang'anira nyumba ndi mwini nyumbayo akhoza kuthetsa nyumbayo motsatira gawo 39 la Dutch Bankruptcy Act, pa nthawi ya pangano kapena nthawi yachidziwitso, osapitirira miyezi itatu. Lendi yomwe ikuyenera kulipidwa kuyambira tsiku lomwe bankirapuse imawerengedwa ngati ngongole ya nyumba, ndipo gawo lofuna wobwereka kuti alipire mwini nyumbayo chifukwa cha lendi yomwe yatayika pa nthawi yotsalayo, motsatira lamulo la milandu la ku Dutch lokhazikika, silingagwiritsidwe ntchito motsutsana ndi nyumbayo. Woyang'anira wamkulu ndi Aukema qq/Uni-Invest , Supreme Court 14 Januwale 2011, ECLI:NL:HR:2011:BO3534. Chifukwa chake chitsimikizo cha banki, ndi kufunika kofufuza zomwe chikuphimba.

Ngati mwini nyumba alephera kulipira ngongole, lendi imapitirira ndipo woyang'anira amakakamizidwa, ndipo pa malonda wamba imapita kwa wogula motsatira Article 7:226 BW. Chiwopsezo chenicheni chili kwina: zikalata za ngongole nthawi zambiri zimakhala ndi gawo lololeza, ndipo pa malonda okakamiza, wobwereketsa akhoza kuyipempha ndi chilolezo cha khoti motsatira Article 3:264 BW kuti achotse lendi pambali. Funsani ngati katunduyo ali ndi ngongole ndipo ngati wobwereketsayo wavomereza, ndikukambirana za ntchito yosasokoneza.

Kukambirana mwachizolowezi

Chitsanzo cha ROZ ndi malo otsegulira, osati muyezo womwe wobwereka ayenera kuvomereza: eni nyumba amakonza malowo kuti apindule okha, ndipo wobwereka akhoza kusintha mwanjira ina.

• Tsimikizirani ulamuliro kaye. Kugwirizana kwa mphamvu kumadalira pa izi, ndipo mu Eindhoven ndipo anthu ambiri okhala mu Brainport omwe ali ndi ukadaulo ndi zinthu zambiri amakhala m'gulu lofooka.
• Funsani zikalatazo mu Chingerezi komanso Chidatchi, koma gwirizanani kuti ndi mtundu uti womwe ulipo: nthawi zambiri mawu achidatchi ndi omwe amalamulira, ndipo matembenuzidwe nthawi zambiri samakhala olondola.
• Nthawi yogulitsa zinthu: nthawi yayitali yogulitsa zinthu imagula nthawi yopanda lendi, ndalama zolipirira, nthawi yosamalira kapena nthawi yopuma.
• Yang'anirani momwe VAT ilili. Njira yobwereketsa ndi VAT ndi yotseguka pokhapokha ngati wobwereka akugwiritsa ntchito malowo kwathunthu kapena pafupifupi kwathunthu pazochitika zokhala ndi ufulu wochotsa VAT yolowera, motsatira gawo 11 la Wet op de omzetbelasting 1968 monga momwe zalembedwera mu gawo 6a la Uitvoeringsbeschikking omzetbelasting 1968. Ofesi ya Misonkho imawerenga "pafupifupi kwathunthu" ngati osachepera 90 peresenti ya ntchito, ndipo imalandira 70 peresenti pamndandanda waufupi wa obwereka okha - pakati pawo mabungwe a olemba ntchito, othandizira malo, othandizira maulendo, ogwira ntchito zaumoyo ndi ogwira ntchito positi. Chitsanzochi chili ndi chindapusa: ngati mayesowo sakukwaniritsidwanso, wobwereka ayenera kulipira mwininyumba zonse pazotsatira za VAT. Mabizinesi azachuma, inshuwaransi, azaumoyo ndi maphunziro ayenera kuwona, chifukwa nthawi zambiri sadzalipira 90 peresenti.
• Unikaninso zomwe zili mu chikalatachi, osati pepala loyamba lokha. Pamenepo ndi pomwe ndalama zili.