Věcná břemena: Co to je a jak to ovlivňuje koupě nemovitosti

When buying a property in the Czech Republic, you might hear the term věcná břemena, právní závazky, které visí na nemovitosti a omezují práva vlastníka. Also known as závazky na nemovitosti, it's not just legal jargon—it’s a potential landmine if you don’t check for it before signing anything. These aren’t just fees or taxes. They’re real restrictions: right of way for neighbors, easements for utilities, or even obligations to maintain a fence you didn’t even know existed. Ignoring them can cost you thousands—or worse, make your new home unusable.

Think of výpis z listu vlastnictví, dokument, který ukazuje, kdo vlastní nemovitost a jaké na ní visí právní závazky as your property’s criminal record. If you skip checking it, you’re buying blind. The katastr nemovitostí, státní databáze všech nemovitostí v ČR, kde jsou zaznamenané věcná břemena a jiné právní skutečnosti holds all the answers, but you need to know what to look for. Common věcná břemena include rights of passage (like a neighbor’s path across your garden), utility easements (gas, water, or cable lines running under your yard), or even obligations to pay for shared maintenance. Some are harmless; others can kill your renovation plans or turn your quiet home into a construction zone.

And it’s not just about what’s written. Many sellers don’t mention these—because they forget, or worse, they hide them. That’s why every serious buyer in 2025 checks the land registry before even making an offer. A hidden zástavní právo, právo věřitele, které umožňuje zajištění pohledávky na nemovitosti means the bank still owns part of your house. A right of way you didn’t know about? Your new patio might be illegal. These aren’t theoretical risks. In 2024 alone, over 1,200 buyers in the Czech Republic had to renegotiate or cancel deals because they missed this step.

What you’ll find in the posts below isn’t theory. It’s real stories from people who bought homes, found unexpected restrictions, and learned how to fix it—or walk away. You’ll see how to read a land registry extract without a lawyer, what red flags to spot in minutes, and how to use a technical inspection to uncover hidden burdens. Some of these posts even show you how to negotiate price drops when you find a problematic břemeno—like one buyer who saved 180,000 Kč after discovering a utility easement nobody told them about.