TFL Vsebine / Revija SIR*IUS

Easement valuation model

V članku obravnavamo pravni in strokovni okvir določanja odškodnine za vzpostavitev stvarne služnosti, s poudarkom na ekonomsko utemeljenem modelu ocenjevanja pravične vrednosti. Izhodišče prispevka je razumevanje služnosti kot trajne omejitve lastninske pravice, zaradi česar mora biti lastniku priznana odškodnina, ki odraža dejanski vpliv služnosti na vrednost in uporabo nepremičnine. Prikazana je razlika med tržno in pravično vrednostjo ter utemeljeno je, zakaj je v kontekstu prisilne ustanovitve služnosti - kjer ni prostovoljnega dogovora - ustreznejša podlaga pravična, ne tržna vrednost. V nadaljevanju razvijemo strukturiran model ocenjevanja nadomestila, ki upošteva prostorsko (faktorja O in L) ter časovno razsežnost vpliva služnosti. Opisani model temelji na analizi najgospodarnejše rabe zemljišča in primerjavi vrednosti nepremičnine pred posegom in po njem, s čimer omogoča objektivno oceno dejanske ekonomske škode. Poudarjeni so tudi ključni izzivi v praksi, kot so neenotna metodologija, odsotnost smernic in nejasnosti pri ocenjevanju posrednih vplivov služnosti. Članek se sklene s pozivom k normativnim in metodološkim izboljšavam ter standardizaciji strokovnega pristopa k ocenjevanju služnostnih pravic, z namenom zagotovitve pravične in enotne obravnave vseh prizadetih lastnikov.

The article addresses the legal and valuation framework for determining compensation for the establishment of an easement, focusing on a model grounded in the concept of fair value. Easements, as a form of real right, restrict ownership and typically arise in infrastructure development, often without the voluntary consent of the landowner. This creates a need for a fair and methodologically sound approach to compensation assessment. The author distinguishes between market value and fair value, arguing that in cases of involuntary establishment of easements - where no market mechanism is present - fair value is the appropriate valuation basis. A structured valuation model is proposed, incorporating both spatial (burden factor O and residual impact factor L ) and temporal dimensions. The model is based on the principle of value diminution, comparing the property’s value before and after the easement is imposed. The article also highlights common challenges in current practice, such as methodological inconsistencies, lack of professional guidelines, and insufficient attention to indirect impacts on the remaining property. It concludes with a call for regulatory clarification and methodological standardization to ensure fairness, predictability, and expert consistency in determining compensation for easements.