Lamulo la VvE ndi ufulu wa nyumba ku Dutch: chitsogozo cha eni nyumba mu Eindhoven ndi Amsterdam

Ngati mwagula nyumba ku Netherlands, simunagule nyumba. Mwagula nyumba ya apartmentsrecht , ndipo pamodzi ndi umembala wa Vereniging van Eigenaars (VvE), bungwe la eni nyumba. Umembala ndi wofunikira, umasankha zambiri zokhudza nyumba yanu, ndipo simungathe kuchokapo.

Kodi nyumba yeniyeni ndi chiyani kwenikweni?

Lamulo la ku Netherlands siliona nyumba ngati malo osiyana. Ufulu uliwonse wa nyumba ndi gawo la nyumba yomwe ili m'gawoli, ndipo uli ndi ufulu wokha wogwiritsa ntchito mbali zina za nyumbayo zomwe zakonzedwa kuti zigwiritsidwe ntchito ngati malo odziyimira pawokha (art. 5:106 BW). Gawoli likhozanso kugwira ntchito ya malo okha, monga munda kapena malo oimika magalimoto.

Kotero kumanja kuli ndi magawo awiri. Choyamba ndi umwini: mumakhala ndi nyumba yonse pamodzi — denga, maziko, nkhope, masitepe, chikwezo — motsatira gawo lokhazikika mu chikalata. China ndi kugwiritsa ntchito: inu nokha mungagwiritse ntchito nyumba yomwe ili kumbuyo kwa chitseko chanu chakutsogolo. Zimenezi zikufotokoza zambiri mwa izi: zisankho zokhudza nyumbayo zimatengedwa pamodzi, simungafune kuti anthu ammudzi agawikane, ndipo simungathe kusiya ntchito pamene mukusunga nyumbayo.

Chikalata chofotokozera za kugawa ndi kujambula kwa kugawa

Gawoli limapangidwa ndi chikalata cha notarial, akte van splitsing , cholembetsedwa m'mabuku a anthu onse omwe amasungidwa ndi Land Registry. Liyenera kutsatiridwa ndi chithunzi cha gawo, splitsingstekening (art. 5:109 BW), ndipo liyenera kukhala ndi mndandanda wokhazikika wa zinthu, kuphatikizapo kufotokozera gawo lililonse lachinsinsi ndi malamulo a bungwe (art. 5:111 BW).

Zikalata zonsezi pamodzi zimaika malire pakati pa magawo achinsinsi ndi wamba - gwero lofala kwambiri la mikangano ya VvE, chifukwa limasankha yemwe amalipira. Ngati chimango cha zenera chotuluka ndi chofala, bungwe limalipira; ngati chachinsinsi, inunso mumalipira.

Amatanthauziridwa mopanda tsankho: chifukwa ogula ndi obwereketsa ayenera kudalira ma register, chofunika ndi zomwe zikalatazo zimauza wowerenga wakunja, osati zomwe magulu oyambawo ankafuna. Pamene chikalata ndi kujambula zikusemphana, palibe chomwe chimapambana chokha; khoti limasankha chomwe chili ndi mphamvu zambiri, poyang'ana momwe tsatanetsatane ulili komanso momwe zotsatira zake zilili zomveka (Hoge Raad 1 Novembala 2013, ECLI:NL:HR:2013:1078).

Kumene malire nthawi zambiri amapita (chikalata chanu nthawi zonse chimalamulira)

Malamulo a chitsanzo ndi mibadwo yawo

Chikalatachi chiyenera kukhala ndi malamulo okhudza ngongole ndi ndalama zomwe eni ake amalipira pamodzi, maakaunti ndi zopereka za pachaka, kugwiritsa ntchito, kuyang'anira ndi kusamalira zinthu wamba, inshuwaransi, ndi malamulo a bungwe (art. 5:112 BW). M'malo molemba izi, chikalatacho chimalengeza seti yokhazikika - modelreglement - yogwira ntchito ndikulemba zolakwika.

Mibadwo ingapo imafalikira: 1973, 1983, 1992, 2006, 2017 ndi chitsanzo cha 2021 cha mabungwe ang'onoang'ono, kuphatikiza zitsanzo za nyumba zogwirira ntchito ndi magawo ang'onoang'ono. Zomwe zimagwira ntchito zimayankhidwa powerenga chikalata chanu, ndipo ndizofunikira: zitsanzo zakale zimayika chiwerengero cha anthu, zitsanzo za 2006 ndi 2017 zidasiya kuti zigamule zambiri, ndipo chitsanzo cha 2017 chimagwira kale ntchito zolipiritsa.

Pansi pa malamulowo pali malamulo a nyumba, lamulo la huishoudelijk , lomwe lavomerezedwa ndi msonkhano. Izi zimadzaza tsatanetsatane wa tsiku ndi tsiku koma sizingatsutsane ndi chikalata kapena lamulo; gawo lotere ndi lopanda ntchito.

VvE ngati munthu wovomerezeka, ndi chifukwa chake simungathe kusiya ntchito

Bungweli limayamba kugwira ntchito ndi gawoli. Ndi munthu wovomerezeka wokhala ndi katundu wake, akaunti ya banki ndi ngongole zake, wolembetsedwa ku Chamber of Commerce. Ntchito yake ndi kuyang'anira dera, kupatulapo magawo omwe amagwiritsidwa ntchito padera, komanso kusunga ndalama zosungira (art. 5:126 BW). Likhoza kuyimira eni ake mkati ndi kunja kwa khothi ndikukakamiza zomwe eni ake ali ndi ngongole wina ndi mnzake.

Umembala umatsatira nyumbayo yokha: simulowa, simungapereke chidziwitso, ndipo pa malonda umapita kwa wogula wanu. Mu bungwe losakanikirana, komwe kampani kapena woyika ndalama ali ndi gawo la block, membala m'modzi akhoza kukhala ndi gawo lofunikira la mavoti.

Msonkhano waukulu, mavoti ndi chiwerengero cha anthu omwe akuyenera kuvota

Msonkhano waukulu wa eni ake ndiye bungwe lapamwamba kwambiri. Msonkhanowu ndi kupanga zisankho zake zimayendetsedwa ndi art. 5:124 mpaka 5:135 BW. Uyenera kukumana kamodzi pachaka kuti ukhale ndi maakaunti, bajeti ndi zopereka, ndipo umayitanidwa ndi bungwe kapena wapampando, kapena ngati eni ake apempha (art. 5:127 BW).

Kuvota si voti imodzi yokha, voti imodzi pokhapokha ngati chikalatacho chanena choncho. Magawo ndi ofanana pokhapokha chikalatacho chikakhazikitsa chiŵerengero chosiyana, ndipo ngati chitero, chikalatacho chiyenera kufotokoza maziko ake (art. 5:113 BW). Gawo limenelo, breukdeel , limayendetsa mavoti anu ndi gawo lanu la ndalama.

Zisankho zambiri zimafuna mavoti ambiri oponyedwa. Malamulo akale amaphatikiza chiwerengero cha anthu: ngati mavoti ochepa kuposa theka ali oimiridwa, palibe chomwe chingasankhidwe ndipo msonkhano wachiwiri uyenera kuyitanidwa, pomwe lingaliro lomwelo likhoza kuchitika koma eni ake ochepa amapezekapo, nthawi zina ndi ambiri. Zisankho kunja kwa msonkhano zimafuna mgwirizano; kusintha chikalata nthawi zambiri kumafuna mavoti ambiri anayi mwa asanu, chikalata cha notarial ndi mgwirizano wa obwereketsa nyumba (art. 5:139 BW).

Lamulo lokhudza msonkhano wa digito wa anthu ovomerezeka payekha linavomerezedwa ndi Nyumba ya Oyimilira pa 16 Disembala 2025 ndipo linapereka Senate popanda mkangano pa 2 Juni 2026, ndipo linasindikizidwa ngati Staatsblad 2026, 161. Silikugwira ntchito pano; tsikulo lidzakhazikitsidwa ndi lamulo lachifumu mkati mwa 2026. Kuyambira nthawi imeneyo msonkhano waukulu wa digito kapena wosakanizidwa ndi wotheka popanda chilolezo choyambirira mu chikalata chogawa.

Bungwe ndi woyang'anira

Bungweli lili ndi bungwe, lomwe limasankhidwa ndi kuchotsedwa ndi msonkhano waukulu (art. 5:131 BW). Mu bwalo laling'ono lomwe nthawi zambiri limakhala ndi eni nyumba m'modzi kapena awiri omwe akutumikira nthawi yawo yopuma. Bungweli limachita zisankho; silikhazikitsa mfundo.

Mabungwe akuluakulu amagwiritsanso ntchito woyang'anira waluso, VvE-beheerder . Woyang'anira ndi kontrakitala, osati bungwe: amasunga mabuku, amasonkhanitsa zopereka, amakonza inshuwaransi ndi kukonza ndikukonza misonkhano, ndi mphamvu zokha zomwe msonkhano ndi mgwirizano wa oyang'anira amapereka. Ngati ntchito ili yoipa, njira yothetsera vutoli ili mu mgwirizano - woyang'anira amayankha ku bungwe, osati kwa inu.

Ndalama zosungira, dongosolo losamalira ndi ndalama zolipirira ntchito

Bungwe lililonse liyenera kukhala ndi ndalama zosungira ndalama zina kupatula ndalama wamba zapachaka (art. 5:126 BW). Popeza lamuloli likukonza magwiridwe antchito a mabungwe a eni nyumba — Wet verbetering functioneren VvE — udindo umenewo uli ndi mano. Pa nyumba zonse kapena pang'ono zomwe zimagwiritsidwa ntchito m'nyumba, ndalama zomwe zimaperekedwa pachaka ku nyumba ziyenera kukhala zosachepera ndalama zomwe zimachokera ku dongosolo loyenera la zaka zambiri zosamalira kapena, ngati sizitero, 0.5 peresenti ya mtengo wokonzanso womwe watengedwa kuchokera ku inshuwaransi ya nyumba. Iyenera kukhala mu akaunti yosiyana m'dzina la bungweli, pokhapokha ngati msonkhanowo wasankha mosiyana ndi ndalama zambiri kapena chitsimikizo cha banki chaperekedwa. Lamuloli linayamba kugwira ntchito pa 1 Januware 2018, ndi kusintha kwa zaka zitatu komwe kunatha pa 1 Januware 2021.

Ndondomeko yokonza ya zaka zambiri, meerjarenonderhoudsplan kapena MJOP, iyenera kukhala ndi zaka zosachepera khumi, isakhale yoposa zaka zisanu, ndipo iyenera kukhala ndi zokonza, kukonza ndi kukonzanso zomwe zakonzedweratu komanso mtengo wake. Ndi chizindikiro chabwino kwambiri cha mgwirizano wabwino. Lamuloli linapatsanso mabungwe mphamvu yobwereka pokhapokha ngati malamulo sakuchotsa (art. 5:126 BW), ndipo mwiniwake aliyense adzakumana ndi vuto la breukdeel.

Zopereka zimakhazikitsidwa chaka chilichonse ndi msonkhano potengera bajeti. Ndi ngongole yomwe imayenera kulipidwa ku bungwe, osati ndalama zomwe zimaperekedwa mwadala: mwiniwake amene sakugwirizana ayenera kutsutsa chisankhocho, osasunga ndalamazo, ndipo nthawi zambiri ndalama zomwe zaperekedwa sizipezeka. Kusalipira kumakopa chiwongola dzanja, ndalama zotolera ndalama ndi zochitika zina.

Pa kusamutsa, mwiniwake watsopano amakhala ndi udindo, pamodzi ndi wogulitsa, pa zopereka zomwe adalipira chaka chachuma chamakono ndi chaka chapitacho (art. 5:122 BW). Notary nthawi zambiri amapempha bungwe kuti lipereke chikalata cha ngongole ndi ndalama zosungira ndipo amalipira ngongole kuchokera pamtengo wogulira; ngati zimenezo sizichitika, biluyo imagwera pa wogula. Amene anali eni ake pamene ngongole ya bungwe inayamba nawonso ali ndi udindo wogwirizana pa ngongoleyo, aliyense malinga ndi chiŵerengero cha breukdeel yawo (art. 5:113 BW).

Kusintha: nyumba yanu, zinthu wamba, pansi ndi makonde

Mkati mwa nyumba yanu ufulu wanu ndi waukulu koma si wopanda malire: malamulowo akhoza kukhala ndi malamulo okhudza kugwiritsa ntchito, kuyang'anira ndi kusamalira ziwalo zachinsinsi (zaluso 5:112 BW), ndipo nthawi zambiri amachita zimenezo. Chilichonse chokhudza nyumbayo, nkhope, denga kapena malo ogwirira ntchito limodzi chimafunika chisankho cha msonkhano.

• Pansi lolimba. Pansi pa nyumbayi ndi pofala; chophimbacho ndi chachinsinsi, koma phokoso limafika kwa mnansi wanu. Malamulo ambiri kapena malamulo a m'nyumba amaletsa chophimba pansi cholimba popanda chilolezo kapena amaika muyezo wochepetsera kutenthetsa kwa phokoso, nthawi zambiri Ico mtengo. Kuyika parquet kapena matailosi popanda kutsimikizira ndi njira yodalirika yopitira kukhoti, ndipo zotsatira zake nthawi zambiri ndi lamulo loti litengedwe.
• Mabalkoni, malo oimikapo denga ndi makoma akunja. Magalasi a pa khonde, ma awning, ma air conditioner, ma balustrade ndi ma decking olemera zonse zimakhudza gawo limodzi, ngakhale muli ndi ufulu wogwiritsa ntchito. Amafunika chilolezo cha msonkhano, nthawi zambiri malinga ndi momwe zinthu zilili kapena momwe angakonzere mtsogolo.

Ngati pakufunika chilolezo ndipo simukuyenera kuchipereka, mutha kupempha khothi laling'ono la chigawo ( kantonrechter ) kuti akupatseni chilolezo cholowa m'malo (art. 5:121 BW, chomwe chikugwiritsidwa ntchito pa zisankho za msonkhano ndi art. 5:129 BW). Khothi limafunsa ngati bungweli linali ndi zifukwa zomveka zokana; limakonda kuchirikiza bungweli pomwe mwiniwake sanapereke ndalama zambiri kuti aweruze, kotero fayilo yokhala ndi zojambula ndi malingaliro a kapangidwe kake imakulitsa malingaliro anu.

Kubwereka, kukhala kwakanthawi komanso kubwereka tchuthi

Kubwereka nyumba yokhala ndi nyumba yokhazikika nthawi zambiri kumakhala kololedwa. Malamulo nthawi zambiri amafuna kuti mudziwitse bungwe la wokhalamo ndikumupempha wokhalamo kuti asayine chikalata chovomereza chikalatacho, malamulo ndi malamulo a nyumbayo, kuti izi zimumangirire mwachindunji wokhalamo.

Kubwereka nyumba kwa nthawi yochepa ndi tchuthi n'kosiyana. Malamulo ndi malamulo nthawi zambiri amaletsa nyumba kugwiritsa ntchito nyumba yokhalamo ndipo amaletsa kugwiritsidwa ntchito ngati nyumba ya alendo, nyumba yogona alendo kapena kubwereka chipinda. Kukhala nthawi yochepa yolipira mobwerezabwereza nthawi zambiri kumaonedwa ngati kuwononga ndalama m'malo mokhala kumeneko, motero sikuli mbali ya lamulo logwiritsa ntchito nyumba ngakhale tchuthi sichinatchulidwe. Malamulo a boma amagwiranso ntchito pamwamba, ndipo akumangika. Amsterdam Malo obwereketsa a tchuthi amafunika chilolezo ndi nambala yolembetsera, malo aliwonse obwereketsa ayenera kunenedwa kwa boma, ndipo denga lake ndi masiku makumi atatu pachaka; kuyambira pa 1 Epulo 2026 zomwe zimatsika kufika masiku khumi ndi asanu m'madera khumi ndi limodzi osankhidwa m'chigawo cha Centrum ndi Pijp, motsatira lamulo la ndondomeko lomwe limasunga gawo lina kukhala chiletso chakanthawi ngati masiku khumi ndi asanu sakukwanira. EindhovenKubwereka zipinda ndi kugawa nyumba kumafuna chilolezo chokonzekera pansi pa omgevingsplan; malamulo a ndondomeko omwe akugwira ntchito kuyambira pa 1 Januwale 2026 akuletsa chilolezo mkati mwa mamita makumi atatu kuchokera ku chipinda chovomerezeka chomwe chilipo kunja kwa pakati, kukhazikitsa malo ocheperako pansi pa chipinda chilichonse ndi chipinda chilichonse, ndikutseka madera asanu ndi limodzi otchulidwa kuti agwiritsidwe ntchito zatsopano. Maboma onsewa amasintha nthawi zambiri, choncho yang'anani malamulo omwe alipo kapena malamulo a ndondomeko kuti mupeze adilesi m'malo modalira chiwerengero. Chilolezo cha boma sichisintha chikalatacho.

Ma solar panels, mapampu otenthetsera, insulation ndi malo ochajira

Pafupifupi njira iliyonse yoyezera kukhazikika imakhudza gawo lofanana. Mapanelo amakhala padenga lofanana, pampu yotenthetsera pamwamba pa khoma lofanana kapena m'chipinda cha fakitale, chotenthetsera khoma lofanana, ndipo malo ochapira amadalira mphamvu yamagetsi yogawana nyumbayo. Chifukwa chake chisankhocho ndi cha msonkhano waukulu, ndipo zambiri zomwe zimafunikira ndi chilichonse chomwe chikalatacho ndi malamulo oyenera amafotokozera za mtundu umenewo wa ndalama. Malamulo akale nthawi zambiri amafuna ambiri oyenerera, nthawi zina okhala ndi chiwerengero cha anthu, kuti agwiritse ntchito ndalama zoposa malire kapena ntchito zomwe zimawerengedwa ngati kukonzanso m'malo mokonza. Mpaka lamulo litasintha, njira ndiyo kupeza chinthucho bwino pa ndondomeko yokhala ndi lingaliro lolipira ndi dongosolo la ndalama, ndikuwona zomwe kubwereka pansi pa 5:126 BW ndi ndalama zothandizira zomwe zilipo zingapereke.

Zinthu ziwiri zofunika kuziganizira. Lamulo loti lipititse patsogolo kukhazikika ndi kukonza mabungwe a eni ake linaperekedwa kwa anthu onse pa 1 Julayi 2026, ndipo linayamba kugwira ntchito mpaka 20 Seputembala 2026; monga momwe linalangizidwira, limalola kuti zisankho zotere zichitike ndi mavoti ambiri omwe aperekedwa, kuwonjezera nthawi yokonza mapulani kuyambira zaka khumi mpaka makumi atatu, ndikulola ufulu wogwiritsa ntchito malo monga ma solar panels popanda kusintha chikalatacho. Payokha, dongosolo likukonzekera momwe mwiniwake amene akufuna malo ochapira angadziwitse bungweli m'malo mopempha chilolezo. Lamuloli likadali pa nthawi yokambirana ndi kukonzekera nyumba yamalamulo, kotero palibe lamulo lomwe lilipo mpaka pano.

Kutsutsa chigamulo, ndikupempha khoti kuti lilowererepo

Malamulo aku Dutch amasiyanitsa zolakwika ziwiri. Chisankho chosemphana ndi lamulo kapena chikalata chogawa ndi chosagwira ntchito: sichinakhalepo ndipo palibe malire a nthawi omwe amagwira ntchito. Chisankho chopangidwa mophwanya lamulo la ndondomeko, kapena chosavomerezeka ndi miyezo ya kulingalira bwino ndi chilungamo, sichingatheke: chimayima mpaka khoti litachichotsa.

Kuti chigamulo chichotsedwe, muyenera kulembetsa ku khothi lachigawo chaching'ono mkati mwa mwezi umodzi kuchokera tsiku lomwe mudamva za chisankhocho kapena lomwe mukanadziwa (art. 5:130 BW, werengani ndi lamulo lalikulu pa zisankho za munthu wovomerezeka mu art. 2:15 BW). Mwezi umenewo ndi waufupi ndipo umapha: eni ake omwe amadikira mphindi, kapena omwe amakambirana ndi bungwe kaye, nthawi zonse amataya ufulu wodandaula. Kuletsa chigamulo kumatsutsa chisankho chomwe chinatengedwa; chilolezo choloŵa m'malo chimapereka chimodzi chomwe chinakanidwa.

VvE yogona ndi momwe mungadzutsire

Mabungwe ambiri, makamaka m'mabwalo ang'onoang'ono asanayambe nkhondo omwe amagawidwa m'mafuleti awiri kapena atatu, amapezeka papepala koma sachita chilichonse: palibe bolodi, palibe misonkhano, palibe maakaunti, palibe ndalama zosungira, nthawi zina palibe inshuwaransi ya nyumba zogwirira ntchito. Imeneyo ndi slapende VvE . Sizololedwa, ndipo zimalepheretsa kwambiri kugulitsa ndi kubweza ngongole. Kubwezeretsanso, motsatira:

• Pezani chikalata chogawa ndi kujambula kuchokera ku Land Registry ndikukhazikitsa malamulo omwe angagwiritsidwe ntchito.
• Itanitsani msonkhano waukulu monga momwe malamulo amanenera ndikulemba mwatsatanetsatane; ngati bungwe silichitapo kanthu, eni ake nthawi zambiri amatha kuyitanitsa okha.
• Sankhani bungwe, ndi woyang'anira ngati n'kofunikira, lembani zonse ku Chamber of Commerce, ndikutsegula akaunti ya banki m'dzina la bungwelo komanso akaunti yosungira yosiyana.
• Konzani kapena kutsimikizira inshuwaransi ya nyumba, onani ndalama zomwe zasungidwa ndi inshuwaransi poyerekeza ndi mtengo womangidwanso, konzani dongosolo losamalira ndikukhazikitsa zoperekazo pamaziko ake.
• Ngati mwiniwake mnzawo akana kugwirizana, maudindowa akhoza kutsatiridwa kudzera m'khoti.

Zimene wogula ayenera kuyang'ana asanasainire

• Chikalata chogawa ndi kujambula, ndi malamulo ati a chitsanzo omwe amagwira ntchito — werengani malire achinsinsi/a anthu onse musanapereke.
• Malamulo oletsa kugwiritsa ntchito: kugwiritsa ntchito nyumba zokha, kuletsa kubwereka chipinda kapena kukhala nthawi yochepa, malamulo okhudza ziweto, pansi ndi kusintha.
• Malamulo a nyumba, ndi mphindi za misonkhano itatu yapitayi - ndiye mayeso ofulumira kwambiri oti bungweli ligwire ntchito.
• Maakaunti, bajeti ndi ndalama zosungira ndalama, komanso ngati ndalama zosungira zili mu akaunti ina.
• MJOP: tsiku lake, nthawi yomwe yaperekedwa, komanso ngati zopereka zikugwirizana ndi zimenezo — zopereka zochepa zokhala ndi ndalama zochepa ndi bilu yochedwetsedwa.
• Chisankho chilichonse pa ntchito zazikulu kapena msonkho wapadera - chimakukakamizani mukamaliza - komanso ngongole iliyonse.
• Chikalata cha bungwe chokhudza ngongole zomwe zatsala pang'ono kubwezedwa, ndi chitsimikizo chakuti notary adzazilipira zikamalizidwa (art. 5:122 BW).
• Inshuwalansi ya nyumba ndi mtengo wokonzanso nyumba, kulembetsa ku Chamber of Commerce, komanso, pa nyumba yogawidwa pang'ono, chikalata cha gawo laling'ono.

Ngati zikalatazo sizinaperekedwe pa nthawi yake, pangani mgwirizano wotsimikizira kuti mwabweza ngati fayiloyo ndi yoipa kuposa yomwe yaperekedwa.