Professional Documents
Culture Documents
Vodič za popis
i upis imovine javnih
(komunalnih) preduzeća
Projekat: Naša imovina podžava naš razvoj
Balkanski razvojni centar
Novembar/Decembar 2014.
Vodič Guide
za popis for Inventory
i upis & Registering
imovine Property of
javnih Public
(komunalnih) (Communal)
preduzeća Companies
Projekat: Project:
Naša imovina podržava naš razvoj Our Property Supports Our Development
Autori
BALKANSKI RAZVOJNI CENTAR
Izdavač
Opština Lučani
Jugoslovenske armije 5, 32240 Lučani
www.lucani.rs
Tiraž
900 primeraka
Priprema i štampa
JP „Službeni glasnik”
Jovana Ristića broj 1, 11000 Beograd
„Ova publikacija napravljena je uz finansijsku pomoć Evropske unije. Za sadržaj ovog dokumenta isključivo je odgovorna Opština
Lučani i on ne predstavlja zvaničan stav Evropske unije.”
This publication has been produced with the assistance of the European Union. The contents of this publication are the sole res-
ponsibility of Municipality of Lučani and can in no way be taken to reflect the views of the European Union.
Guide for Inventory &Registering Property of Public (Utility) Companies
Author
BALKAN DEVELOPMENT CENTRE
Publisher
The Municipality of Lucani
Jugoslovenske armije 5, 32240 Lučani
www.lucani.rs
900 copies
Printed by
PC „Sluzbeni glasnik”
Jovana Ristića broj 1, 11000 Beograd
„Ova publikacija napravljena je uz finansijsku pomoć Evropske unije. Za sadržaj ovog dokumenta isključivo je odgovorna
Opština Lučani i on ne predstavlja zvaničan stav Evropske unije.”
This publication has been produced with the assistance of the European Union. The contents of this publication are the sole
responsibility of Municipality of Lučani and can in no way be taken to reflect the views of the European Union.
SADRŽAJ
8 UVOD
8 Pravni okvir
8 Značaj i ciljevi upravljanja imovinom
8 A. Formiranje radnog tima/grupe
8 B. Definisanje plana aktivnosti
12 III ORGANIZACIJA
12 1. Dodeljivanje nadležnosti organizacionoj jedinici
13 2. Definisanje procedura saradnje organizacionih jedinica uprave
13 3. Analiza kadrovskih potreba i raspoloživih resursa
13 4. Obezbeđivanje potrebnih kadrova
13 5. Definisanje programa obuke za zaposlene i funkcionere
14 6. Analiza raspoloživih IT resursa i realnih potreba
14 7. Obezbeđivanje neophodne IT infrastrukture
14 IV PRIKUPLJANJE DOKUMENTACIJE
14 1. Prikupljanje pravne dokumentacije
15 2. Pribavljanje podataka od Službe za katastar nepokretnosti, javnih preduzeća i ustanova
15 3. Prikupljanje tehničke dokumentacije
15 4. Analiza prikupljene dokumentacije
16 5. Prikupljanje nedostajuće dokumentacije
16 Geodetska snimanja objekata i zemljišta vrše se za potrebe:
17 Elaborati
17 Projekat izvedenog stanja
17 Legalizacija objekata
19 Uverenje o starosti objekta
19 Utvrđivanje fizičkog stanja objekta
24 Introduction
24 Legal frame
24 Importance and objectives of property/assets management
24 A. Forming a working team/group
24 B. Defining activity plan
28 III ORGANIZATION
28 1. Distribution of jurisdiction to organizational units
29 2. Defining cooperation procedures of administration organizational units
29 3. Analysis of needed personnel and available resources
29 4. Secure the needed personnel
30 5. Defining a training program for employees and officials
30 6. Analysis of available IT resources and realistic needs
30 7. Acquire the necessary IT infrastructure
30 IV GATHERING DOCUMENTATION
31 1. Gathering legal documentation
31 2. Gathering data from the Property Cadastre Service, public companies and institutions
31 3. Gathering technical documentation
32 4. Analysis of gathered documentation
33 5. Gathering missing documentation
33 Geodetic recordings of buildings and land are conducted for:
33 Studies
33 As – built projects
34 Legalization of buildings
35 Certificate on age of building
36 Determining the physical state of the building
Pravni okvir
Zakon o javnoj svojini, donet septembra 2011. godine, a izmenjen i dopunjen oktobra 2013. i 2014. godine, čiji je ustav-
ni osnov sadržan u članu 87. Ustava Republike Srbije iz 2006. god. reguliše pitanje javne svojine na nepokretnostima lokalne
samouprave, odnosno određuje predmet, nosioce prava javne svojine, korisnike stvari u javnoj svojini, postupak pribavljanja,
raspolaganja i upravljanja stvarima u javnoj svojini i osnovna pravila za uspostavljanje javne svojine jedinica lokalne samouprave
(JLS). Tim okvirom definisane su, u procesu upravljanja javnom imovinom, nadležnosti, odnosno obaveze javnih preduzeća (JP),
javno-komunalanih preduzeća (JKP), kao i ustanova čiji je osnivač lokalna samouprava.
Proces upravljanja javnom imovinom zahteva usaglašavanje pravne regulative na nivou JLS sa postojećim pravnim okvirom,
čime se regulišu i nadležnosti svih institucija čiji je JLS osnivač (JP, JKP, ustanove itd.)
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II ZAKON O JAVNOJ SVOJINI
Da bi se uspostavio optimalni proces upravljanja javnom svojinom mora se poći od odredbi Zakona o javnoj svojini, koje se
odnose i na JLS i na organizacije čiji je ona osivač, pa u skladu sa njima opredeliti nadležnosti i obaveze svih relevantnih institucija
nanivou JLS.
Zakon o javnoj svojini uređuje :
• Predmet javne svojine: Prirodna bogatstva; Dobra od opšteg interesa (poljoprivredno zemljište, šume i šumsko zemljište,
vodno zemljište, vodni objekti, zaštićena prirodna dobra, kulturna dobra i dr.); Dobra u opštoj upotrebi (javni putevi i pru-
ge, most i tunel na javnom putu, pruzi ili ulici, trgovi, javni parkovi, granični prelazi i dr.); Mreže sa pripacima (za protok
energije ili materije); Stvari koje koriste državni organi i organizacije; Druge stvari (građevinsko zemljište u javnoj svojini
npr.) i imovinska prava ( pravo na patent, licencu, model, uzorak, žig, pravo korišćenja tehničke dokumentacije i sl.)
• Nosioce prava javne svojine i korisnike stvari u javnoj svojini: Republika Srbija – državna svojina; Autonomna pokrajina
– pokrajinska svojina; Jedinica lokalne samouprave – opštinska/gradska svojina; Gradska opština – izuzetno (član 18. stav
4. ZJS)
• Postupak pribavljanja, raspolaganja i upravljanja stvarima u javnoj svojini
• Osnovna pravila za uspostavljanje javne svojine Republike Srbije, autonomne pokrajine i jedinica lokalne samouprave,
sticanje prava svojine javnih preduzeća, javnih komunalnih preduzeća i direkcija čiji su osnivači Republika Srbija ili auto-
nomna pokrajina ili jedinica lokalne samouprave
U skladu sa tim, neophodno je obratiti posebnu pažnju na određena zakonska rešenja kojima se reguliše sledeće:
III ORGANIZACIJA
Sprovođenje Zakona o javnoj svojini zahteva i uspostavljanje odgovarajuće organizacije na nivou JLS, što uključuje kako
upravu JLS, tako i JP, JKP i ustanove. Kroz organizaciju i podelu nadležnosti treba obezbediti sledeće:
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6. Analiza raspoloživih IT resursa i realnih potreba
Upravljanje imovinom jedinica lokalne samouprave predstavlja kompleksan i veliki sistem iz kojeg se generiše veliki broj
odluka. Da bi taj sistem funkcionisao i da bi njegove akcije bile uspešne, da bi se sisitem mogao kontrolisati i usmeravati, potrebno
je da bude sazdan na sistemu informacija.
U jedinicama lokalne samouprave se vodi niz evidencija o imovini koje, ako su nepovezane, ne čine sistem informacija, pa je
za uspostavljanje efikasnog sistema pre svega potrebno sprovesti analizu raspoloživih IT resursa koja treba da utvrdi informatička
opremljenost na nivou JLS (broj računara, umreženost, vrsta softvera koji se koriste i sl.) kao i kolika je stvarna iskorišćenost
informatičke opreme i softvera.
Rezultat analize treba iskoristiti za obezbeđivanje najoptimalnije informatičke podrške kao rešenje za efikasno upravljanje
imovinom jedinica samouprave.
IV PRIKUPLJANJE DOKUMENTACIJE
Adekvatna organizacija procesa uprvljanja imovinom treba da omogući efikasnost u prikupljanju dokumentacije neophodne
za upis prava javne svojine i to:
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Projekat izvedenog objekta za potrebe legalizacije sadrži naročito:
• situaciono rešenje;
• postojeće stanje sa visinskim kotama građevinske parcele, položajem susednih katastarskih parcela i objekata i nazivima
okolnih ulica;
• nivelaciono rešenje sa prikazom spoljnih dimenzija objekta;
• tehnički izveštaj;
• potpis i overu odgovornog projektanta;
• saglasnost podnosioca zahteva na projekat izvedenog objekta;
• izgled objekta sa prikazanim visinama venca i najviše tačke krovne konstrukcije;
• osnovu svih etaža u pogodnoj razmeri;
• karakteristične podužne i poprečne preseke kroz objekat u pogodnoj razmeri;
• potrebne izglede objekta u pogodnoj razmeri;
• specifikaciju posebnih fizičkih delova objekta
• blok šemu instalacija sa načinom priključenja na spoljnu mrežu;
• izjavu o stepenu izgrađenosti i upotrebljivosti objekta.
Stepen izgrađenosti objekta obuhvata naročito: izvedene grube građevinske radove sa formiranim konstruktivnim sklopom, odnos-
no podatke da objekat poseduje noseće elemente.
Zakon o legalizaciji objekata definiše i sledeće:
Član 17
Projekat izvedenog objekta za potrebe legalizacije objekata komunalne infrastrukture ili podzemnog linijskog infrastruktur-
nog objekta, pored sadržine propisane u članu 13. ovog zakona, sadrži i druge podatke koji su karakteristični za tu vrstu objekata
(izvod iz katastra podzemnih instalacija, snimak trase postojećeg voda i dr.).
Član 18
Projekat izvedenog objekta za potrebe legalizacije objekata niskogradnje, pored sadržine propisane u članu 13. ovog zakona,
sadrži i druge podatke koji su karakteristični za tu vrstu objekata (podužni profil, karakteristične poprečne profile, ostale prikaze
u zavisnosti od vrste projekta).
Član 21
Ako je pravo svojine na objektu, odnosno građevinskom zemljištu upisano u skladu sa zakonom kojim se uređuju posebni us-
lovi za upis prava svojine na objektima izgrađenim bez građevinske dozvole, kao dokaz o rešenim imovinsko pravnim odnosima
prilaže se overena kopija rešenja o upisu prava svojine.
Kao dokaz o rešenim imovinsko-pravnim odnosima na zemljištu, smatra se:
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• za objekat izgrađen na zemljištu u svojini drugog lica pravosnažna sudska presuda kojom je utvrđeno pravo svojine na
zemljištu, koju vlasnik pribavi u skladu sa propisima o svojinskim odnosima;
• za objekat izgrađen na građevinskom zemljištu - ugovor o prenosu prava korišćenja, odnosno kupovini zemljišta koji je
zaključen do 13. maja 2003. godine i overen od strane nadležnog suda između tadašnjeg korisnika i podnosioca zahteva;
• ugovor o kupovini objekta ili objekta u izgradnji overen od strane nadležnog suda, između vlasnika odnosno korisnika i
podnosioca zahteva;
• ugovor o suinvestiranju izgradnje objekta overen od strane nadležnog suda, između vlasnika odnosno korisnika i podno-
sioca zahteva;
• pravosnažno rešenje o nasleđivanju;
• pravosnažno rešenje o statusnoj promeni privrednog društva iz koga se na nesporan način može utvrditi pravni konti-
nuitet podnosioca zahteva
Uverenje o starosti objekta
Kada se radi o starijim objektima posebno treba imati u vidu da se objektima izgrađenim u skladu sa propisima, smatraju i:
• objekti u gradovima, odnosno naseljima gradskog karaktera izgrađeni do 3. 6.1948. godine
• stambene zgrade koje su izgrađene na selu do 21. marta 1961. godine
• ostale vrste objekata koji su izgrađeni na selu do 8. jula 1973. godine
• Uverenje o starosti objekta izdaje nadležni opštinski organ a na osnovu zahteva uz koji se prilažu u većini JLS:
– List nepokretnosti za KP na kojoj se nalazi objekat i kopija plana sa prikazom objekta
– Uverenje SKN sa podatkom kada je objekat prvi put snimljen
– Nalaz veštaka građevinse struke ili nalaz Komisije koju formira JLS.
Utvrđivanje fizičkog stanja objekta
Prikupljanje podataka o fizičkom stanju je bitno prilikom identifikacije javne imovine, a neophodno u procesu upravljanja
javnom imovinom.
Utvrđivanje fizičkog stanja jedinice javne imovine i troškova kojima su te jedinice opterećene, vrstom i obimom radova koje bi
trebalo preduzeti na njihovoj sanaciji, rekonstrukciji ili adaptaciji, pribavljanjem informacija o lokaciji šta se na toj lokaciji može
graditi, utiče na donošenje najsvrsishodnije odluke javne uprave – da li bi možda racionalnije bilo objekat porušiti i sopstvenim
sredstvima izgraditi nov objekat sa sadržajima koji su u funkciji ostvarenja nadležnosti javne uprave ili je možda racionalnije
izgraditi nov objekat putem privatnog i javnog partnerstva, davanjem u koncesiju ili jedinice javne imovine otuđiti pod tržišnim
uslovima.
Neophodne aktivnosti u procesu prikupljanja podataka o fizičkom stanju nepokretnosti su:
• Definisanje kriterijuma za ocenu stanja
• Sistematizovanje stanja prema oceni
• Procena intervencije i potrebnih sredstava
• Definisanje prioriteta
• Definisanje srednjoročnog plana intervencija
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V PROCENA VREDNOSTI NEPOKRETNOSTI
Podaci o vrednosti javne imovine značajni su u procesu donošenja racionalnih odluka o upravljanju javnom imovinom.
Procena imovine je kompleksna procedura koja se mora sprovesti u cilju sagledavanja realne vrednosti imovine koju poseduje
lokalna samouprava, javno preduzeće ili ustanova i koja treba da se vodi u odgovarajućem portfoliu imovine. Procena se vrši za
potrebe formiranja početne kupoprodajne cene kod prometnih transakcija te imovine, izveštaja o stvarima (i pravima) koja se
unose kao ulog odnosno ulozi u privredna društva, vrednovanja obaveznih investicija (kod privatizacije), procenjivanja bilansnih
pozicija (posebno po MRS 16), uspostavljanje hipoteka, stečajeva, statusne promene, kao i za potrebe procene kapitala preduzeća.
Da bi efikasno upravljale svojom imovinom, lokalne samouprave i javna preduzeća su poslednjih godina počele da primenjuju
metode razvijene u privatnom sektoru, budući da je za ostvarenje prihoda i što boljih rezultata koji će imati efekta na lokalnu
samoupravu, neophodno da što bolje iskoriste potencijale svoje imovine.
Ključno pitanje kod procene imovine je koju vrstu vrednosti treba znati. U zavisnosti od grupe u koju se razvrsta imovina
izabraće se i odgovarajuća metoda procene vrednosti. Pa tako za imovinu koja se može preneti ili potencijalno prodati (kao što
je zgrada opštinske/gradske uprave i druge zgrade i objekti u vlasništvu lokalne samouprave) ključno je poznavanje njene tržišne
vrednosti, odn. kao deo procesa upravljanja imovinom potrebno je oceniti finansijske rezultate svake pojedinačne jedinice imovi-
ne prema njenoj tržišnoj vrednosti. Za procenu imovine lokalne samouprave koja nije prenosiva prema bilo kakvim racionalnim
pretpostavkama (kao što su mostovi i druga slična infrastruktura) koristi se pristup tzv. cene veka trajanja, koj se sastoji od cene
izgradnje i troškova održavanja i popravaka imovine za vreme njenog veka trajanja.
Procena vrednosti imovine jedinica lokalnih samouprava, javnih preduzeća i ustanova u pravnom sistemu Republike Srbije se
uređuje zakonskim i normativnim procedurama: Zakon o javnoj svojini, Zakon o javnim preduzećima, Uredba o metodologiji za
procenu imovine i kapitala, Uputstvo o načinu primene metoda za procenu vrednosti kapitala i imovine i načinu iskazivanja pro-
cenjene vrednosti kapitala, Međunarodni računovodstveni standard MRS 16 i Međunarodni standardi finansijskog izveštavanja.
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• Drugim oblicima nabavke (razmena, poklon, kompenzacija i sl.)
• Troškovima održavanja itd.
Naročito treba imati u vidu prikupljanje odgovarajuće finansijske dokumentacije za specifične kategorije imovine kao što su: trgovi
i ulice, putevi u nadležnosti JLS, mreže itd. Ova dokumentacija je veoma značajna kod procene vrednosti ovih kategorija imovine.
5. glavnih mera
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Introduction
Legal frame
The Law on Public Property, adopted September 2011 and amended in October 2013 and 2014, whose constitutional base is
contained in article 87. From 2006, the Constitution of the Republic of Serbia regulates the issue of public property as real estate of
the local self-governments: respectively identifies certain objects, bearers of public property rights, users of public property, acquisi-
tion procedure, handling and managing objects in public property and basic rules for establishing of public property/assets of the
local self-governments (LSG). With this frame, the process of public property/assets management, jurisdiction, responsibilities of
public companies (PC), public communal companies (PCC) and institutions whose founder is the local self-government are defined.
The property management process demands harmonized legal regulations at the LSG level with the existing legal framework,
regulating the jurisdiction of all institutions founded by the LSG (PC, PCC, institutions, etc.).
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II LAW ON PUBLIC PROPERTY
In order to establish an optimal public property management process, the starting point is the Law on Public Property which
refers to the LSG and organizations whose founders they are and in line with this, defines the jurisdiction and responsibilities of
all relevant institutions at the LSG level.
The Law on Public Property defines:
• Items of public property: Natural Resources, Resources of General Interest (agricultural land, forests, forest land, watershed
land, water management objects, protected natural goods, cultural goods and others); Resources of General Use (public
roads and railways, bridges and tunnels on public roads, railways and streets, squares, public parks, border crossings and
others); Networks with subordinates (for energy flow or materials); Things used by public institutions and organizations;
Other (construction land in public property) and property rights (patent rights, licences, model, sample, imprint, techni-
cal documentation user rights and the like).
• Bearer of public property rights and user of public property: Republic of Serbia – state property; Autonomy province -
provincial property; Local self-government units - city/municipal property; City municipality – in exceptional cases
(article 18. para 4. Law on Public Property)
• Acquisition procedure, handling and management of public property/assets
• Basic rules for establishing public property of the Republic of Serbia, autonomous provinces and local self-government,
obtaining public companies public property rights, public communal companies and directorates whose founder is the
• Republic of Serbia, autonomous province or local self-government.
In line with this, it is necessary to pay special attention to certain legal decisions which regulate the following:
III ORGANIZATION
The enforcement of the Law on Public Property requires the establishment of the adequate organization at the local self-govern-
ment level, which includes the local self-government administration, public companies, public communal companies and institu-
tions. Through the organization and the distribution of jurisdiction the following should be secured:
28 |
• secure proof and facts based on which the real estate is used, if the needed document on user rights is not available;
• completes required forms and submits them in time;
• creates a dossier and permanently keeps records from special evidence of real estate.
Data from special evidence of real estate, public companies, corporations, subsidiary companies, institutions and other legal
entities whose founder is the local self-government, as well as the authorized organ of the local self-government for real estate prop-
erty, submit the NEP-JS Form in hard and electronic form to the authorized organ of the local self-government which keeps a unique
record of real estate in public property of the local self-government. Also, all data on changes on the real estate in public property,
users, respectfully the bearers of user rights are obligated to submit within 30 days of the changes using the same form (NEP-JS).
Organs of the local self-government responsible for keeping evidence submit to the Directorate compiled data from the unique
evidence, annually, upon completion of the annual inventory of public property real estate on the ZOS-JS Form, with data from
31st December of the previous year, no later than 10th February of the ongoing year, both in hard form and electronically.
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5. Defining a training program for employees and officials
Employees of the public administration at the municipal/city level who would directly participate in the property/asset man-
agement procedure must be trained for conducting affairs in the area of property/asset management. For this reason, it is impor-
tant for additional trainings at the LSG level to be adjusted for this group of participants as well as to task requirements.
Training programmes for personnel and officials on property/asset management affairs should be part of annual training
programmes which are adopted at the LSG level, and are proposed by HR management and development units.
IV GATHERING DOCUMENTATION
The adequate organization in property/asset management process should enable efficient gathering of documentation neces-
sary for registering property ownership rights, that is:
30 |
1. Gathering legal documentation
Legal-property documentation of public assets provides data on the percentage of the assets realistically owned by the local
self-government. Gathering of legal-property documentation on real estate is a large and complex task and in many ways depends
on a number of factors, such as: the number of registered assets, how disputable the asset is - for which the property-legal rights
need to be solved or initiate a lawsuit, and the like.
In the process of gathering documentation and data, it is necessary for the authorized units (company, municipal/city ad-
ministration, public company and public services, institution) to submit evidence of the real estate based on which the following
will be confirmed: acquisition legal base, legal continuity with the prior holder of rights, i.e. who constructed the building, local
self-government or other disputable issues or unknown facts.
While gathering necessary documentation keep in mind:
• Who the bearer of property rights is
• Who the user of the property is
• Who bears the user rights of the property
• Solving property legal relations with higher level authorities
• Gathering data from the Property Cadastre Service
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Sources of documentation can be:
• internal archive
• City or Municipal Archive
• Contractors responsible for real estate construction
• Project design elaborators
• „personal sources”
32 |
5. Gathering missing documentation
Gathering of missing documentation is a complex and demanding task which requires time and persistence, and can be real-
ized by way of: geodetic recordings, studies, as-built project design, legalization, and others.
Geodetic recordings of buildings and land are conducted for:
• Elaboration of topographic plans, i.e. elaboration of cadastre plans (are endorsed by the Republic Geodetic Bureau or
Property Cadastre Service) are the base for showing the present situation and planned construction of buildings and
landscaping (project documentation must be submitted as supporting evidence)
• Registration of buildings in the unique record of the Real Estate Cadastre
– obtaining a users permit
– legalization procedure
– registering ownership rights based on separate law
• Other – marking plot borders and the like
• Recording lines/networks: Lines which are the topic of registration in the Lines Cadastre are lines which have the same
basic data characteristics, with respective connections, equipment and facility plants and represent a spatially connected
whole. (Rulebook on measurement and lines/networks cadastre, Official Gazette RS no. 63/10)
• As the bearer of property rights of lines are registered as one of the following:
– investor who has property rights, i.e. investors who have property co-rights or joint property on the cadastre plot on
which the line is located.
– investor who is the bearer of other relevant rights to the cadastre plot on which the line is located, if the line has the
adequate construction permit.
– investor to whom the construction permit was issued and use permit for erected line
– investor who by law or by the decision of the authorized organ was issued the right i.e. construction permit for con-
structing the line
– investor who has approval for constructing the line from the bearer of property rights, i.e. bearer of user rights for the
cadastre plot on which the line is located
Studies
Obligatory parts of the technical documentation for certain buildings i.e. building purpose are:
– Fire protection study
– Safety at work study
– Geo-mechanical study
– Study on Influence on the Environment (Obligatory document for certain types of buildings and objects) and others
As – built projects
Law on Planning and Construction (article 124.) defines the following:
• As-built project is elaborated for the purpose of obtaining needed permits, use and maintenance of buildings
• As-built projects are elaborated for all buildings and objects for which, by this law, must obtain construction permits
• As-built project is the main project with alterations which appeared during the construction of the building/object
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• As-built projects are not subject to technical control, except when they are elaborated for legalization purposes.
• In situations when during the construction of the building there were no alterations to the main project - the investor,
professional supervision and contractor confirm and verify on the main project that the as-built situation is the same as
stated in the main project.
Legalization of buildings
Legalization is the subsequent issuing of construction and use permits for buildings, i.e. parts of buildings or objects con-
structed, reconstructed or additionally erected without construction permits or are used without use permits.
(Objects are buildings of all types, roads, water structures and power plants, electronic communication infrastructure objects
– underground cables, objects for communal infrastructure, industry, agriculture and other business object, sports and recreation
objects, cemeteries, bomb shelters, etc.)
• Legalization of objects is conducted upon request and contains:
geodetic recordings;
• as-built project in three copies;
• proof of user rights or ownership of construction land, i.e. proof of ownership rights on the object;
• proof of regulated relations between organs/institutions in respect to maintenance of construction land fees
Construction and use permits can be issued as one decision.
The constructed building project for legalization purposes must contain:
• situation/location decision;
• present situation with height quota of the construction land plot, position of neighbouring cadastre plots and buildings,
and names of surrounding streets;
• levelling decision with external dimensions of the building;
• technical report;
• signature and stamp of the responsible project elaborator;
• agreement of submitter of request on the as-built project;
• appearance of the building with shown ring gear height and highest point of the roof construction;
• base of each floor in adequate scale proportions;
• characteristic cross-section both by length and width of the building in adequate scale proportions;
• appearance of the object in adequate scale proportions;
• specification of separate physical parts of the building;
• block diagram of installations and connections to outdoor network;
• statement on degree of construction and use of object.
Degree of construction of the object contains: conducted rough construction works with construction frame, i.e. information
on if the object has permanent structures.
The Law on Legalization of Buildings defines the following:
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Article 17
The project of a constructed building for the purpose of legalization of communal infrastructure buildings or underground
lines of infrastructure objects, in addition to the defined content in article 13 of this Law, contains other data characteristic for this
type of object (abstract from the cadastre for underground installations, recording of the route of underground line and others).
Article 18
The project of a constructed building for the purpose of legalization of low-rise buildings, in addition to the defined content
in article 13 of this Law, contains other data which is characteristic for this type of object (expanded profile, characteristic cross-
section profiles, other illustrations depending the type of object).
Article 21
If the ownership rights of the building, i.e. if construction land is registered in line with the law regulating special conditions
for registration of ownership rights of the constructed buildings without construction permits, as evidence of solved property
legal rights an authorized copy of the decision on ownership rights is submitted.
Evidence of solved property-legal relations of land is considered:
• for buildings constructed on land owned by another person, valid court decision which defines the ownership rights of
the land, which is obtained by the owner in line with the regulations of property/ownership relations;
• buildings constructed on construction land – agreement on transfer of user rights, i.e. purchase of land concluded by 13th
May 2003 and endorsed in the authorized court between the owner (at that time) and submitter of the request;
• purchase agreement for the building or object in construction endorsed in a authorized court, between the owner, re-
spectfully the user and the submitter of the request;
• agreement of joint investing in the construction of the object endorsed by a authorized court, between the owner, respect-
fully, the user and the submitter of the request;
• valid decision on inheritance;
• valid decision on status change of the company from which legal continuity is indisputable as the submitter of the request
Certificate on age of building
When the age of the building is concerned, kept in mind that the buildings constructed in line with regulations are considered:
• buildings in cities, i.e. settlements with city characteristics constructed before 3rd June 1948;
• residential buildings constructed in the village before 21st March 1961;
• other types of buildings constructed in villages before 8th July 1973;
• Certificate on age of building is issued by the authorized municipal organ based on the request submitted to the LSG,
together with:
– List of real estate from the Cadastre containing the building and a copy of the plan illustrating the building
– Confirmation from the Property Cadastre Service with information about the first recording of the building
– Findings of civil engineering experts or findings of a committee formed by the LSG
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Determining the physical state of the building
Gathering data on the physical state is important during the identification of public property and is necessary during the
public property/asset management process.
Determining the physical state of a public property unit and costs with which the unit is burdened, type and size of works
which are needed for its rehabilitation, reconstruction or adaption, gathering information on the location, what can be built on
the location - all influence the public administration to make the most rational decision. Is it more rational to tear down the build-
ing and build a new one from their own resources with space which would be used to achieve tasks of the public administration or
it might be more rational to build a new building through a public-private partnership, by concession or sell the public property
unit at a market price.
Necessary activities in the process of data gathering about the physical state of the real estate are:
• Define criteria for assessing the state/condition
• Systematizing the condition/state according to the assessment
• Estimate interventions and needed resources
• Define priorities
• Define mid-term intervention plan
Data on property value is important in the rational decision making process in property/assets management.
The value assessment of property is a complex procedure which must be conducted in order to have an overview of the re-
alistic value of the property owned by the local self-government, public company or institution and which should be indicated
in the adequate property profile. Assessment is conducted for the purpose of creating the starting selling/purchasing price of the
property, reporting on assets (and rights) which are invested as shares in a company, valuing obligatory investments (in privatiza-
tions), assessing balance sheet lines (especially according to International Accounting Standards 16 (srb. MRS 16)), mortgaging,
bankruptcy, and status changes, as well as the need to assess company capital.
In order to efficiently manage their property/assets, local self-governments and public companies, in the past several years,
have been applying methods developed in the private sector, knowing that in order to secure income and better results which will
have effects on the local self-government, it is necessary to use asset potentials.
The key issue in property value assessment is what values are necessary to know. Depending on the group in which the as-
set is in, an adequate value assessment method will be chosen. Meaning, for an asset which can be moved or possibly sold (e.g.
the municipal/city administration building and other building and objects in LSG ownership) it is essential to know the market
value, i.e. as part of the property/asset management it is necessary to assess the financial results of each of the individual property
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units per market value. For assessment of assets/property which cannot be moved by any rational assumptions (bridges and other
infrastructure) the approach to use is the so called value of life span, which consists of construction expenses and maintenance
expenses as well as repairs during its life span.
Local self-government, public companies and institutions property value assessment in the legal system of the Republic of
Serbia is regulated through laws and normative procedures: Law on Public Property, Law on Public Companies, Regulation on
the Methodology for Value Assessment of Property and Capital, International Accounting Standards MRS 16 and International
Financial Reporting Standards.
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Capitalization of income method
This method is based on the assumption that the value of the property depends on its possibilities to generate income for the
owner. The capitalization of income method – capitalizes the income flow into value indicators. This approach is mainly used for as-
sessment of objects which generate income, such as business and sales premises. This approach uses anticipated future income and ap-
plies a decrease rate into the present value (present net value). The market yield rate (or discount/decrease rate) is applied in future cash
flows (such as annual revenue and typical lump sum turnover in cases of possible sale of object) to get indicators for present values.
With the income method, the market value is defined by the capitalization of the net income which is anticipated in the period
after the value assessment is conducted, or which is achieved in previous periods with the adequate interest rate and line accord-
ance to the expected remaining economic life span of the real estate.
The base for the income method is the secure permanent revenue in the frame of the remaining economic life span of the
object, determined on the date of assessment.
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VII SUMMARY OF BASIC MEASURES AND ACTIVITIES
AT THE P(C)C LEVEL FOR SUCCESSFUL PROPERTY MANAGEMENT
Main measures
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