{"id":372,"date":"2026-05-06T11:37:14","date_gmt":"2026-05-06T09:37:14","guid":{"rendered":"https:\/\/www.nemeckepravo.cz\/?p=372"},"modified":"2026-05-06T11:37:14","modified_gmt":"2026-05-06T09:37:14","slug":"jak-platne-ukoncit-najem-v-nemecku-kdyz-se-najemce-vypari-a-ma-plnou-schranku","status":"publish","type":"post","link":"https:\/\/www.nemeckepravo.cz\/?p=372","title":{"rendered":"Jak platn\u011b ukon\u010dit n\u00e1jem v N\u011bmecku, kdy\u017e se n\u00e1jemce \u201evypa\u0159\u00ed\u201c a m\u00e1 plnou schr\u00e1nku?"},"content":{"rendered":"\n<p><strong>Neplat\u00ed V\u00e1\u0161 n\u00e1jemce v N\u011bmecku n\u00e1jem, v byt\u011b se nezdr\u017euje a jeho po\u0161tovn\u00ed schr\u00e1nka p\u0159et\u00e9k\u00e1? Pro pronaj\u00edmatele jde o jednu z nejfrustruj\u00edc\u00edch situac\u00ed: pr\u00e1vo na okam\u017eitou v\u00fdpov\u011b\u010f sice existuje, ale nar\u00e1\u017e\u00ed na praktick\u00fd probl\u00e9m \u2013 jak ji v\u016fbec platn\u011b doru\u010dit.<\/strong><\/p>\n\n\n\n<p>V tomto \u010dl\u00e1nku si uk\u00e1\u017eeme, jak tuto situaci \u0159e\u0161it podle n\u011bmeck\u00e9ho pr\u00e1va tak, aby vedla k re\u00e1ln\u00e9mu a vymahateln\u00e9mu vyklizen\u00ed bytu.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Kdy m\u00e1te pr\u00e1vo na okam\u017eitou v\u00fdpov\u011b\u010f<\/strong><\/h2>\n\n\n\n<p>Z hlediska pr\u00e1va je situace pom\u011brn\u011b p\u0159\u00edmo\u010dar\u00e1: pokud je n\u00e1jemce v prodlen\u00ed s placen\u00edm n\u00e1jemn\u00e9ho (typicky za dva po sob\u011b jdouc\u00ed m\u011bs\u00edce), jsou spln\u011bny podm\u00ednky pro okam\u017eitou v\u00fdpov\u011b\u010f, tzv. <em>fristlose K\u00fcndigung<\/em> (\u00a7 543 odst. 2 \u010d. 3 BGB ve spojen\u00ed s \u00a7 569 BGB).<\/p>\n\n\n\n<p>Probl\u00e9m v\u0161ak v praxi nevznik\u00e1 u samotn\u00e9ho d\u016fvodu v\u00fdpov\u011bdi, ale u jej\u00edho doru\u010den\u00ed.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Past jm\u00e9nem p\u0159epln\u011bn\u00e1 schr\u00e1nka<\/strong><\/h2>\n\n\n\n<p>Podle n\u011bmeck\u00e9ho ob\u010dansk\u00e9ho z\u00e1kon\u00edku (\u00a7 130 odst. 1 BGB) je v\u00fdpov\u011b\u010f \u00fa\u010dinn\u00e1 ve chv\u00edli, kdy se dostane do sf\u00e9ry vlivu adres\u00e1ta (<em>Machtbereich<\/em>). Standardn\u011b se za doru\u010den\u00ed pova\u017euje vhozen\u00ed listiny do po\u0161tovn\u00ed schr\u00e1nky.<\/p>\n\n\n\n<p>Co ale d\u011blat, kdy\u017e je schr\u00e1nka tak pln\u00e1, \u017ee do n\u00ed posel (<em>Bote<\/em>) listinu v\u016fbec nedok\u00e1\u017ee vlo\u017eit?<\/p>\n\n\n\n<p>Spolkov\u00fd soudn\u00ed dv\u016fr (BGH) sice ve sv\u00e9 judikatu\u0159e opakovan\u011b konstatoval, \u017ee nevyb\u00edr\u00e1n\u00ed schr\u00e1nky jde k t\u00ed\u017ei adres\u00e1ta, pokud mus\u00ed doru\u010den\u00ed d\u016fle\u017eit\u00fdch p\u00edsemnost\u00ed o\u010dek\u00e1vat. P\u0159esto se v p\u0159\u00edpadn\u00e9m soudn\u00edm sporu vystavujete riziku. Pokud se toti\u017e listinu nepoda\u0159\u00ed do schr\u00e1nky fyzicky um\u00edstit, soud m\u016f\u017ee dosp\u011bt k z\u00e1v\u011bru, \u017ee k doru\u010den\u00ed v\u016fbec nedo\u0161lo \u2013 zejm\u00e9na pokud ji\u017e neexistovala sf\u00e9ra vlivu adres\u00e1ta, do n\u00ed\u017e by bylo mo\u017en\u00e9 p\u00edsemnost doru\u010dit.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Jak postupovat v praxi<\/strong><\/h2>\n\n\n\n<p>Abychom p\u0159ede\u0161li procesn\u00edm pochybnostem a dos\u00e1hli skute\u010dn\u011b vymahateln\u00e9ho v\u00fdsledku, je vhodn\u00e9 zvolit kombinovan\u00fd postup:<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>1. Ov\u011b\u0159en\u00ed pobytu n\u00e1jemce<\/strong><\/h3>\n\n\n\n<p>Nejprve je vhodn\u00e9 ofici\u00e1ln\u011b prov\u011b\u0159it, zda je n\u00e1jemce st\u00e1le hl\u00e1\u0161en na adrese bytu. To provedeme dotazem na p\u0159\u00edslu\u0161n\u00fd eviden\u010dn\u00ed \u00fa\u0159ad (<em>Einwohnermeldeamt<\/em>) a vy\u017e\u00e1d\u00e1me si <em>Melderegisterauskunft<\/em>.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>2. \u017daloba na vyklizen\u00ed a ve\u0159ejn\u00e9 doru\u010den\u00ed<\/strong><\/h3>\n\n\n\n<p>Pokud je pobyt n\u00e1jemce nezn\u00e1m\u00fd a nelze jej zjistit, pod\u00e1me k p\u0159\u00edslu\u0161n\u00e9mu n\u011bmeck\u00e9mu soudu (<em>Amtsgericht<\/em>) \u017ealobu na vyklizen\u00ed (<em>R\u00e4umungsklage<\/em>).<\/p>\n\n\n\n<p>Sou\u010dasn\u011b navrhneme ve\u0159ejn\u00e9 doru\u010den\u00ed (<em>\u00f6ffentliche Zustellung<\/em> dle \u00a7 185 ZPO) a dolo\u017e\u00edme:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>marn\u00e9 pokusy o doru\u010den\u00ed (nap\u0159. zpr\u00e1vu posla o pln\u00e9 schr\u00e1nce),<\/li>\n\n\n\n<li>v\u00fdpis z evidence obyvatel.<\/li>\n<\/ul>\n\n\n\n<p>Soud n\u00e1sledn\u011b doru\u010d\u00ed \u017ealobu vyv\u011b\u0161en\u00edm na \u00fa\u0159edn\u00ed desce.<\/p>\n\n\n\n<p>Pro odstran\u011bn\u00ed jak\u00fdchkoliv pochybnost\u00ed ohledn\u011b p\u0159edchoz\u00edho doru\u010dov\u00e1n\u00ed je vhodn\u00e9 zahrnout text okam\u017eit\u00e9 v\u00fdpov\u011bdi p\u0159\u00edmo do \u017ealoby.<\/p>\n\n\n\n<p>Judikatura p\u0159ipou\u0161t\u00ed, \u017ee i hmotn\u011bpr\u00e1vn\u00ed prohl\u00e1\u0161en\u00ed obsa\u017een\u00e9 v \u017ealob\u011b m\u016f\u017ee b\u00fdt \u00fa\u010dinn\u011b doru\u010deno jej\u00edm procesn\u00edm doru\u010den\u00edm \u2013 a to i v p\u0159\u00edpad\u011b ve\u0159ejn\u00e9ho doru\u010den\u00ed. T\u00edm se v\u00fdznamn\u011b sni\u017euje riziko, \u017ee v\u00fdpov\u011b\u010f bude pozd\u011bji zpochybn\u011bna.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">3. Vyklizen\u00ed a <strong>jak na n\u011bm v\u00fdrazn\u011b u\u0161et\u0159it: Berliner R\u00e4umung<\/strong><\/h3>\n\n\n\n<p>Jakmile z\u00edsk\u00e1me pravomocn\u00fd rozsudek (typicky rozsudek pro zme\u0161k\u00e1n\u00ed \u2013 <em>Vers\u00e4umnisurteil<\/em>), p\u0159ich\u00e1z\u00ed na \u0159adu exekuce.<\/p>\n\n\n\n<p>Klasick\u00e9 vyklizen\u00ed je v N\u011bmecku n\u00e1kladn\u00e9, proto\u017ee pronaj\u00edmatel mus\u00ed hradit vysok\u00e9 z\u00e1lohy na st\u011bhovac\u00ed firmu.<\/p>\n\n\n\n<p>Efektivn\u011bj\u0161\u00ed alternativou je tzv. <em>Berliner R\u00e4umung<\/em> (\u00a7 885a ZPO). Soudn\u00ed vykonavatel (<em>Gerichtsvollzieher<\/em>) p\u0159i n\u00ed pouze vym\u011bn\u00ed z\u00e1mky a p\u0159ed\u00e1 pronaj\u00edmateli dr\u017ebu bytu.<\/p>\n\n\n\n<p>V\u011bci n\u00e1jemce z\u016fst\u00e1vaj\u00ed v byt\u011b a pronaj\u00edmatel je dr\u017e\u00ed na z\u00e1klad\u011b zadr\u017eovac\u00edho pr\u00e1va (<em>Vermieterpfandrecht<\/em>). Po spln\u011bn\u00ed z\u00e1konn\u00fdch podm\u00ednek je lze zpen\u011b\u017eit (typicky prodejem), p\u0159\u00edpadn\u011b v od\u016fvodn\u011bn\u00fdch situac\u00edch zlikvidovat.<\/p>\n\n\n\n<p>Tento postup m\u016f\u017ee u\u0161et\u0159it tis\u00edce eur.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Z\u00e1v\u011br<\/strong><\/h2>\n\n\n\n<p>\u0158e\u0161\u00edte podobn\u00fd probl\u00e9m se svou nemovitost\u00ed v N\u011bmecku? Ka\u017ed\u00fd m\u011bs\u00edc prodlen\u00ed znamen\u00e1 dal\u0161\u00ed finan\u010dn\u00ed ztr\u00e1tu.<\/p>\n\n\n\n<p>Spr\u00e1vn\u011b zvolen\u00fd postup \u2013 od doru\u010den\u00ed v\u00fdpov\u011bdi a\u017e po efektivn\u00ed vyklizen\u00ed \u2013 je v t\u011bchto p\u0159\u00edpadech kl\u00ed\u010dov\u00fd. R\u00e1d V\u00e1m pomohu a cel\u00fdm procesem jako advok\u00e1t v N\u011bmecku prakticky provedu tak, aby podle podm\u00ednek toho \u010di onoho okresn\u00edho soudu vedl k rychl\u00e9mu a pr\u00e1vn\u011b jist\u00e9mu v\u00fdsledku.<\/p>\n\n\n\n<div class=\"wp-block-contact-form-7-contact-form-selector\">\n<div class=\"wpcf7 no-js\" id=\"wpcf7-f114-o1\" lang=\"cs-CZ\" dir=\"ltr\" data-wpcf7-id=\"114\">\n<div class=\"screen-reader-response\"><p role=\"status\" aria-live=\"polite\" aria-atomic=\"true\"><\/p> <ul><\/ul><\/div>\n<form action=\"\/index.php?rest_route=%2Fwp%2Fv2%2Fposts%2F372#wpcf7-f114-o1\" method=\"post\" class=\"wpcf7-form init\" aria-label=\"Kontaktn\u00ed formul\u00e1\u0159\" novalidate=\"novalidate\" data-status=\"init\">\n<fieldset class=\"hidden-fields-container\"><input type=\"hidden\" name=\"_wpcf7\" value=\"114\" \/><input type=\"hidden\" name=\"_wpcf7_version\" value=\"6.1.5\" \/><input type=\"hidden\" name=\"_wpcf7_locale\" value=\"cs_CZ\" \/><input type=\"hidden\" name=\"_wpcf7_unit_tag\" value=\"wpcf7-f114-o1\" \/><input type=\"hidden\" name=\"_wpcf7_container_post\" value=\"0\" \/><input type=\"hidden\" name=\"_wpcf7_posted_data_hash\" value=\"\" \/>\n<\/fieldset>\n<p><label> Va\u0161e jm\u00e9no<br \/>\n<span class=\"wpcf7-form-control-wrap\" data-name=\"your-name\"><input size=\"40\" maxlength=\"400\" class=\"wpcf7-form-control wpcf7-text wpcf7-validates-as-required\" aria-required=\"true\" aria-invalid=\"false\" value=\"\" type=\"text\" name=\"your-name\" \/><\/span> <\/label>\n<\/p>\n<p><label> V\u00e1\u0161 e-mail<br \/>\n<span class=\"wpcf7-form-control-wrap\" data-name=\"your-email\"><input size=\"40\" maxlength=\"400\" class=\"wpcf7-form-control wpcf7-email wpcf7-validates-as-required wpcf7-text wpcf7-validates-as-email\" aria-required=\"true\" aria-invalid=\"false\" value=\"\" type=\"email\" name=\"your-email\" \/><\/span> <\/label>\n<\/p>\n<p><label> P\u0159edm\u011bt<br \/>\n<span class=\"wpcf7-form-control-wrap\" data-name=\"your-subject\"><input size=\"40\" maxlength=\"400\" class=\"wpcf7-form-control wpcf7-text wpcf7-validates-as-required\" aria-required=\"true\" aria-invalid=\"false\" value=\"\" type=\"text\" name=\"your-subject\" \/><\/span> <\/label>\n<\/p>\n<p><label> Va\u0161e zpr\u00e1va (voliteln\u00fd)<br \/>\n<span class=\"wpcf7-form-control-wrap\" data-name=\"your-message\"><textarea cols=\"40\" rows=\"10\" maxlength=\"2000\" class=\"wpcf7-form-control wpcf7-textarea\" aria-invalid=\"false\" name=\"your-message\"><\/textarea><\/span> <\/label>\n<\/p>\n<p><input class=\"wpcf7-form-control wpcf7-submit has-spinner\" type=\"submit\" value=\"Odeslat\" \/>\n<\/p><div class=\"wpcf7-response-output\" aria-hidden=\"true\"><\/div>\n<\/form>\n<\/div>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Neplat\u00ed V\u00e1\u0161 n\u00e1jemce v N\u011bmecku n\u00e1jem, v byt\u011b se nezdr\u017euje a jeho po\u0161tovn\u00ed schr\u00e1nka p\u0159et\u00e9k\u00e1? Pro pronaj\u00edmatele jde o jednu z nejfrustruj\u00edc\u00edch situac\u00ed: pr\u00e1vo na [&#8230;]<\/p>\n","protected":false},"author":2,"featured_media":375,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1],"tags":[],"class_list":["post-372","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-nezarazene"],"_links":{"self":[{"href":"https:\/\/www.nemeckepravo.cz\/index.php?rest_route=\/wp\/v2\/posts\/372","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.nemeckepravo.cz\/index.php?rest_route=\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.nemeckepravo.cz\/index.php?rest_route=\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.nemeckepravo.cz\/index.php?rest_route=\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/www.nemeckepravo.cz\/index.php?rest_route=%2Fwp%2Fv2%2Fcomments&post=372"}],"version-history":[{"count":2,"href":"https:\/\/www.nemeckepravo.cz\/index.php?rest_route=\/wp\/v2\/posts\/372\/revisions"}],"predecessor-version":[{"id":374,"href":"https:\/\/www.nemeckepravo.cz\/index.php?rest_route=\/wp\/v2\/posts\/372\/revisions\/374"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.nemeckepravo.cz\/index.php?rest_route=\/wp\/v2\/media\/375"}],"wp:attachment":[{"href":"https:\/\/www.nemeckepravo.cz\/index.php?rest_route=%2Fwp%2Fv2%2Fmedia&parent=372"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.nemeckepravo.cz\/index.php?rest_route=%2Fwp%2Fv2%2Fcategories&post=372"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.nemeckepravo.cz\/index.php?rest_route=%2Fwp%2Fv2%2Ftags&post=372"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}