{"id":341,"date":"2026-02-09T10:46:26","date_gmt":"2026-02-09T09:46:26","guid":{"rendered":"https:\/\/www.nemeckepravo.cz\/?p=341"},"modified":"2026-02-09T10:47:07","modified_gmt":"2026-02-09T09:47:07","slug":"drobne-opravy-2026-cesky-zakon-vs-nemecka-smluvni-past","status":"publish","type":"post","link":"https:\/\/www.nemeckepravo.cz\/?p=341","title":{"rendered":"Drobn\u00e9 opravy bytu 2026: \u010cesk\u00fd z\u00e1kon vs. n\u011bmeck\u00e1 smluvn\u00ed past"},"content":{"rendered":"\n

Kr\u00e1tk\u00e1 komparativn\u00ed studie povinnost\u00ed n\u00e1jemce a pronaj\u00edmatele v \u010cesk\u00e9 republice a Spolkov\u00e9 republice N\u011bmecko ve sv\u011btle \u010desk\u00e9 novely \u00fa\u010dinn\u00e9 od roku 2026 a ust\u00e1len\u00e9 judikatury BGH.<\/strong><\/p>\n\n\n\n

Autor: JUDr. Tom\u00e1\u0161 Mach, LL.M., Ph.D., advok\u00e1t (CZ\/DE\/SK), soudn\u00ed znalec<\/em><\/p>\n\n\n\n

S \u00fa\u010dinnost\u00ed od 1. ledna 2026<\/strong> vstoupila v \u010cesk\u00e9 republice v platnost novela prov\u00e1d\u011bc\u00edho p\u0159edpisu k ob\u010dansk\u00e9mu z\u00e1kon\u00edku, kter\u00e1 reaguje na infla\u010dn\u00ed v\u00fdvoj a v\u00fdrazn\u011b navy\u0161uje finan\u010dn\u00ed limity drobn\u00fdch oprav v n\u00e1jemn\u00edch bytech<\/strong>. Praktick\u00fdm d\u016fsledkem je p\u0159enesen\u00ed v\u011bt\u0161\u00ed \u010d\u00e1sti n\u00e1klad\u016f na n\u00e1jemce p\u0159\u00edmo ze z\u00e1kona.<\/p>\n\n\n\n

Pro investory, spr\u00e1vce portfoli\u00ed a pronaj\u00edmatele p\u016fsob\u00edc\u00ed sou\u010dasn\u011b na ose Praha\u2013Berl\u00edn<\/strong> v\u0161ak p\u0159edstavuje tento v\u00fdvoj potenci\u00e1ln\u00ed past. Zat\u00edmco \u010desk\u00e9 pr\u00e1vo konstruuje povinnost n\u00e1jemce ex lege<\/strong>, n\u011bmeck\u00e9 n\u00e1jemn\u00ed pr\u00e1vo (Mietrecht<\/em>) vych\u00e1z\u00ed z p\u0159\u00edsn\u011b ochran\u00e1\u0159sk\u00e9ho principu. Jak\u00e1koli smluvn\u00ed odchylka v neprosp\u011bch n\u00e1jemce podl\u00e9h\u00e1 rigidn\u00ed kontrole v\u0161eobecn\u00fdch obchodn\u00edch podm\u00ednek (AGB-Kontrolle)<\/strong> dle \u00a7 307 BGB a p\u0159i sebemen\u0161\u00ed vad\u011b vede k ne\u00fa\u010dinnosti cel\u00e9 klauzule.<\/p>\n\n\n\n

N\u00ed\u017ee uv\u00e1d\u00edm systematick\u00fd rozbor obou pr\u00e1vn\u00edch \u00faprav a jejich praktick\u00fdch dopad\u016f.<\/p>\n\n\n

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\"\"<\/figure>\n<\/div>\n\n\n

I. \u010cesk\u00e1 republika: z\u00e1konn\u00e1 povinnost a nov\u00e9 limity (stav 2026)<\/h2>\n\n\n\n

\u010cesk\u00fd pr\u00e1vn\u00ed \u0159\u00e1d rozd\u011bluje odpov\u011bdnost za \u00fadr\u017ebu bytu mezi pronaj\u00edmatele a n\u00e1jemce p\u0159\u00edmo z\u00e1konem<\/strong>. Podle \u00a7 2257 odst. 2 ob\u010dansk\u00e9ho z\u00e1kon\u00edku<\/strong> plat\u00ed, \u017ee:<\/p>\n\n\n\n

\n

\u201eN\u00e1jemce prov\u00e1d\u00ed a hrad\u00ed jen b\u011b\u017enou \u00fadr\u017ebu a drobn\u00e9 opravy souvisej\u00edc\u00ed s u\u017e\u00edv\u00e1n\u00edm bytu.\u201c<\/p>\n<\/blockquote>\n\n\n\n

Obsah tohoto pojmu konkretizuje na\u0159\u00edzen\u00ed vl\u00e1dy \u010d. 308\/2015 Sb.<\/strong>, ve zn\u011bn\u00ed na\u0159\u00edzen\u00ed vl\u00e1dy \u010d. 493\/2025 Sb.<\/strong>, \u00fa\u010dinn\u00e9m od 1. 1. 2026.<\/p>\n\n\n\n

1. V\u011bcn\u00e9 vymezen\u00ed (co n\u00e1jemce hrad\u00ed v\u017edy)<\/h3>\n\n\n\n

Prov\u00e1d\u011bc\u00ed p\u0159edpis taxativn\u011b vymezuje okruh \u010dinnost\u00ed a za\u0159\u00edzen\u00ed, jejich\u017e opravy hrad\u00ed n\u00e1jemce bez ohledu na cenu<\/strong>, nen\u00ed-li sjedn\u00e1no jinak. Jde zejm\u00e9na o opravy a v\u00fdm\u011bny:<\/p>\n\n\n\n

    \n
  • podlahov\u00fdch krytin, prah\u016f a li\u0161t,<\/li>\n\n\n\n
  • oken, dve\u0159\u00ed a jejich sou\u010d\u00e1st\u00ed (z\u00e1mky, kov\u00e1n\u00ed, kliky, \u017ealuzie, rolety),<\/li>\n\n\n\n
  • vyp\u00edna\u010d\u016f, z\u00e1suvek, jisti\u010d\u016f, zvonk\u016f a osv\u011btlovac\u00edch t\u011bles,<\/li>\n\n\n\n
  • vodovodn\u00edch v\u00fdtok\u016f, bateri\u00ed, sprchov\u00fdch hadic a z\u00e1pachov\u00fdch uz\u00e1v\u011brek.<\/li>\n<\/ul>\n\n\n\n

    2. Cenov\u00fd limit jedn\u00e9 opravy \u2013 kl\u00ed\u010dov\u00e1 zm\u011bna roku 2026<\/h3>\n\n\n\n

    U ostatn\u00edch oprav se uplatn\u00ed tzv. zbytkov\u00e1 klauzule dle \u00a7 5 na\u0159\u00edzen\u00ed vl\u00e1dy. Za drobnou opravu se pova\u017euje i jin\u00e1 oprava, pokud n\u00e1klad na jednu opravu nep\u0159es\u00e1hne 1 500 K\u010d<\/strong> (do 31. 12. 2025 \u010dinil limit 1 000 K\u010d).<\/p>\n\n\n\n

    Limit zahrnuje i souvisej\u00edc\u00ed n\u00e1klady (nap\u0159. dopravu), nikoli v\u0161ak materi\u00e1l v p\u0159\u00edpad\u011b, kdy n\u00e1jemce opravu prov\u00e1d\u00ed sv\u00e9pomoc\u00ed. Tento v\u00fdklad odpov\u00edd\u00e1 p\u0159evl\u00e1daj\u00edc\u00ed doktr\u00edn\u011b a aplika\u010dn\u00ed praxi, nikoli v\u00fdslovn\u00e9mu textu na\u0159\u00edzen\u00ed.<\/p>\n\n\n\n

    3. Ro\u010dn\u00ed limit \u2013 ochrana p\u0159ed kumulac\u00ed n\u00e1klad\u016f<\/h3>\n\n\n\n

    Aby nebylo riziko n\u00e1jemce neomezen\u00e9, stanov\u00ed pr\u00e1vn\u00ed \u00faprava ro\u010dn\u00ed strop. Sou\u010det n\u00e1klad\u016f na drobn\u00e9 opravy za kalend\u00e1\u0159n\u00ed rok nesm\u00ed p\u0159es\u00e1hnout:<\/p>\n\n\n\n

      \n
    • 150 K\u010d za m\u00b2 podlahov\u00e9 plochy bytu<\/strong> (d\u0159\u00edve 100 K\u010d\/m\u00b2).<\/li>\n<\/ul>\n\n\n\n
      \n

      P\u0159\u00edklad (\u010cR):<\/strong> Byt o velikosti 70 m\u00b2 \u2192 ro\u010dn\u00ed limit \u010din\u00ed 10 500 K\u010d. Oprava baterie za 1 400 K\u010d hrad\u00ed n\u00e1jemce. Oprava termostatu za 1 800 K\u010d ji\u017e hrad\u00ed pronaj\u00edmatel. Po p\u0159ekro\u010den\u00ed ro\u010dn\u00edho limitu hrad\u00ed ve\u0161ker\u00e9 dal\u0161\u00ed drobn\u00e9 opravy pronaj\u00edmatel.<\/p>\n<\/blockquote>\n\n\n\n

      II. Spolkov\u00e1 republika N\u011bmecko: smluvn\u00ed minov\u00e9 pole (Kleinreparaturen)<\/h2>\n\n\n\n

      N\u011bmeck\u00e9 n\u00e1jemn\u00ed pr\u00e1vo vych\u00e1z\u00ed z \u00a7 535 odst. 1 v\u011bty 2 BGB<\/strong>, podle n\u011bho\u017e je udr\u017eov\u00e1n\u00ed pronajat\u00e9 v\u011bci v \u0159\u00e1dn\u00e9m stavu hlavn\u00ed povinnost\u00ed pronaj\u00edmatele<\/strong> (Erhaltungspflicht<\/em>).<\/p>\n\n\n\n

      Z\u00e1kon nezn\u00e1 institut \u201edrobn\u00fdch oprav\u201c jako z\u00e1konnou povinnost n\u00e1jemce. P\u0159enesen\u00ed \u010d\u00e1sti n\u00e1kladov\u00e9ho rizika je mo\u017en\u00e9 pouze smluvn\u011b prost\u0159ednictv\u00edm tzv. Kleinreparaturklausel<\/strong>. V praxi jde t\u00e9m\u011b\u0159 v\u017edy o sou\u010d\u00e1st v\u0161eobecn\u00fdch obchodn\u00edch podm\u00ednek n\u00e1jemn\u00ed smlouvy, kter\u00e9 podl\u00e9haj\u00ed p\u0159\u00edsn\u00e9 kontrole dle \u00a7 307 BGB<\/strong>.<\/p>\n\n\n\n

      Meziz\u00e1v\u011br (SRN)<\/h3>\n\n\n\n

      N\u011bmeck\u00e9 pr\u00e1vo nep\u0159en\u00e1\u0161\u00ed na n\u00e1jemce povinnost opravovat, ale pouze riziko \u00fahrady n\u00e1klad\u016f<\/strong>, a to jen p\u0159i spln\u011bn\u00ed velmi restriktivn\u00edch judikatorn\u00edch krit\u00e9ri\u00ed. Jak\u00e1koli nep\u0159esnost vede k ne\u00fa\u010dinnosti cel\u00e9 klauzule.<\/p>\n\n\n\n

      Krit\u00e9ria platnosti Kleinreparaturklausel (judikatorn\u00ed checklist)<\/h3>\n\n\n\n

      1. V\u011bcn\u00e9 omezen\u00ed \u2013 Zugriffsbereich<\/h4>\n\n\n\n

      Klauzule se sm\u00ed vztahovat v\u00fdlu\u010dn\u011b na ty \u010d\u00e1sti bytu, kter\u00e9 jsou vystaveny typick\u00e9mu u\u017e\u00edv\u00e1n\u00ed n\u00e1jemcem vedouc\u00edmu k opot\u0159eben\u00ed<\/strong> (typischer Mietgebrauch<\/em>), tedy nikoli pouze nahodil\u00e9mu dotyku.<\/p>\n\n\n\n

      P\u0159\u00edpustn\u00e9 jsou zejm\u00e9na kohoutky, kliky, vyp\u00edna\u010de, splachova\u010de WC \u010di ovl\u00e1dac\u00ed prvky \u017ealuzi\u00ed.<\/p>\n\n\n\n

      Nep\u0159\u00edpustn\u00e9 jsou rozvody ve zdech, t\u011bsn\u011bn\u00ed oken a dve\u0159\u00ed, okenn\u00ed skla \u010di silikonov\u00e9 sp\u00e1ry. Judikatura BGH dlouhodob\u011b trv\u00e1 na striktn\u00edm vymezen\u00ed tohoto okruhu.<\/p>\n\n\n\n

      2. Finan\u010dn\u00ed limit jedn\u00e9 opravy (Einzelobergrenze)<\/h4>\n\n\n\n

      Ve smlouv\u011b mus\u00ed b\u00fdt v\u00fdslovn\u011b stanoven maxim\u00e1ln\u00ed n\u00e1klad na jednu opravu. P\u0159ekro\u010den\u00ed limitu by\u0165 o minim\u00e1ln\u00ed \u010d\u00e1stku znamen\u00e1, \u017ee n\u00e1jemce nehrad\u00ed nic<\/strong>.<\/p>\n\n\n\n

      S ohledem na infla\u010dn\u00ed v\u00fdvoj se judikatura ni\u017e\u0161\u00edch soud\u016f pohybuje mezi 100\u2013130 EUR, av\u0161ak BGH dosud infla\u010dn\u00ed nav\u00fd\u0161en\u00ed v\u00fdslovn\u011b nepotvrdil. Konzervativn\u00ed a bezpe\u010dn\u00fd limit z\u016fst\u00e1v\u00e1 do 120 EUR v\u010detn\u011b DPH<\/strong>.<\/p>\n\n\n\n

      3. Ro\u010dn\u00ed limit (Jahresobergrenze)<\/h4>\n\n\n\n

      Klauzule mus\u00ed obsahovat i ro\u010dn\u00ed strop, zpravidla ve v\u00fd\u0161i 6\u20138 % ro\u010dn\u00edho \u010dist\u00e9ho n\u00e1jemn\u00e9ho<\/strong> nebo pevn\u011b stanovenou \u010d\u00e1stku. Absence tohoto limitu vede k ne\u00fa\u010dinnosti cel\u00e9 klauzule.<\/p>\n\n\n\n

      4. Z\u00e1kaz p\u0159enesen\u00ed povinnosti prov\u00e9st opravu<\/h4>\n\n\n\n

      N\u00e1jemci lze ulo\u017eit pouze povinnost \u00fahrady n\u00e1klad\u016f (Kostentragung)<\/strong>, nikoli povinnost opravu prov\u00e9st nebo objednat. Formulace ukl\u00e1daj\u00edc\u00ed n\u00e1jemci \u201eprov\u00e1d\u011bn\u00ed oprav\u201c jsou ne\u00fa\u010dinn\u00e9.<\/p>\n\n\n\n

      III. Praktick\u00e9 srovn\u00e1n\u00ed<\/h2>\n\n\n\n
      Situace<\/th>\u010cesk\u00e1 republika (2026)<\/th>N\u011bmecko<\/th><\/tr>
      V\u00fdm\u011bna silikonu u vany<\/td>Hrad\u00ed n\u00e1jemce<\/td>Hrad\u00ed pronaj\u00edmatel<\/td><\/tr>
      Oprava termostatu (80 EUR)<\/td>Hrad\u00ed pronaj\u00edmatel<\/td>M\u016f\u017ee hradit n\u00e1jemce<\/td><\/tr>
      Oprava termostatu (160 EUR)<\/td>Hrad\u00ed pronaj\u00edmatel<\/td>Hrad\u00ed pronaj\u00edmatel<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n

      Z\u00e1v\u011br pro aplika\u010dn\u00ed praxi<\/h2>\n\n\n\n

      Rozd\u00edl mezi \u010desk\u00fdm a n\u011bmeck\u00fdm syst\u00e9mem je syst\u00e9mov\u00fd a nep\u0159eklenuteln\u00fd<\/strong>.<\/p>\n\n\n\n

        \n
      • V \u010cesk\u00e9 republice<\/strong> funguje syst\u00e9m automaticky na z\u00e1klad\u011b z\u00e1kona a je od roku 2026 v\u00fdrazn\u011b v\u00fdhodn\u011bj\u0161\u00ed pro pronaj\u00edmatele.<\/li>\n\n\n\n
      • V N\u011bmecku<\/strong> je jak\u00e1koli smluvn\u00ed chyba sankcionov\u00e1na ne\u00fa\u010dinnost\u00ed klauzule a plnou odpov\u011bdnost\u00ed pronaj\u00edmatele za \u00fadr\u017ebu.<\/li>\n<\/ul>\n\n\n\n

        Doporu\u010den\u00ed advok\u00e1ta:<\/strong> P\u0159i spr\u00e1v\u011b nemovitost\u00ed v N\u011bmecku nikdy mechanicky nep\u0159en\u00e1\u0161ejte \u010desk\u00e9 modely. Platn\u00e1 Kleinreparaturklausel mus\u00ed b\u00fdt formulov\u00e1na s maxim\u00e1ln\u00ed p\u0159esnost\u00ed, jinak z\u016fstane ve\u0161ker\u00e1 \u00fadr\u017eba na pronaj\u00edmateli.<\/p>\n\n\n\n

        Zdroje:<\/em><\/p>\n\n\n\n

          \n
        • Na\u0159\u00edzen\u00ed vl\u00e1dy \u010d. 308\/2015 Sb., ve zn\u011bn\u00ed na\u0159\u00edzen\u00ed vl\u00e1dy \u010d. 493\/2025 Sb.<\/li>\n\n\n\n
        • B\u00fcrgerliches Gesetzbuch, \u00a7 535, \u00a7 307<\/li>\n\n\n\n
        • Schmidt-Futterer\/Eisenschmid, Mietrecht, 16. Aufl. 2024<\/li>\n\n\n\n
        • BGH, Urteil v. 07.06.1989 \u2013 VIII ZR 91\/88<\/li>\n\n\n\n
        • BGH, Urteil v. 06.05.1992 \u2013 VIII ZR 129\/91<\/li>\n\n\n\n
        • BGH, Urteil v. 10.02.2010 \u2013 VIII ZR 343\/08<\/li>\n\n\n\n
        • AG Bingen, Urteil v. 04.04.2013 \u2013 25 C 19\/13<\/li>\n\n\n\n
        • AG K\u00f6penick, Urteil v. 06.10.2021 \u2013 6 C 147\/21<\/li>\n<\/ul>\n\n\n\n
          \n
          \n

          <\/p>

            <\/ul><\/div>\n
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            \n<\/fieldset>\n