SERVICES

Architectural design

WE PREPARE INDIVIDUAL SOLUTIONS TAILORED TO THE NEEDS OF OUR CLIENTS. TOGETHER WITH THE CLIENT, WE TAKE TIME AND DEFINE EVERY DETAIL SO THEY CAN IMAGINE THE REAL ESTATE VIVIDLY BEFORE IT HAS EVEN BEEN BUILT

In my house, I feel at home; I am relaxed and comfortable. When I come home after a busy day, it feels like being on vacation. The couch is exactly where I need it to be and the view opens exactly to that part of the garden which invokes peace of mind. The kitchen is carefully designed so that I have everything at hand. The dining room is spacious enough to accommodate all my loved ones. It is the part of the house where we hang out most of the time. The bathroom is well designed to sustain all the splashes produced by the lively children, without fear that the furniture would get damaged. I can have my peace in the toilet, because I always find a copy of my favourite magazine on the bookshelf. The bedroom, however … well … that is a story for some other time. The materials used in the house are exactly what I need to feel warm without being a slave to cleaning. The garden offers room for relaxation, and children have enough space to play in it. Sometimes neighbours come by, and then it gets even livelier. I love the feeling of personal fulfilment, inner peace and connection with my partner when we are at home. My house is truly my home. If the above text appeals to you and you want such a home, this might be the right time to contact us. Just as one carefully chooses a partner to live with, they should equally carefully choose the living environment where they spend a considerable part of their life. It is therefore no wonder that the design of your home and its construction can cause a lot of trouble. As professionals, we can save you most of the worries, as we meet with similar challenges every day in the course of our work.

FREQUENTLY ASKED QUESTIONS

You have harmonized the conceptual design that you liked with the architect of your choice. You have acquired a building permit. However, during the work, friction arose between you and the architect. What can you do?

First of all, do not worry. We are convinced that most architects are open to communication and constructive criticism. It is true that the proverbial ego of architects can sometimes get in the way, but most of them quiet it down over time as they gain more and more work experience. If this is not the case, we have experience in creating precise and technically perfected projects for execution, where we also make arrangements with your former architect to preserve the building design authorship.

We excel at detailed design, because all our employees have already built their houses in the past, be it traditional brick-built or wooden. This means we can offer extensive practical advice based on our own experience, including the mistakes we learned from in the past. We take care of vivid illustrations and give precise instructions for meeting your obligations that are part of the project.

Sometimes customers say the project's prices are high. Nevertheless, it only happens from time to time, as most people understand that:

– we are designers who take the time for your specific needs, we understand your requirements and provide constant guidance, so that you are never have to be in doubt or get worried,

– we prepare the solutions individually for each client and mutually upgrade them until the client is completely satisfied, – we produce an accurate and complete project that saves time in acquiring a building permit and a certificate of occupancy,

– we produce a precise project that saves the costs of building, as contractors can work quickly to avoid any time

-consuming corrections, and at the planned time, – an accurate list of works allows a turn

-key construction, which is the most beneficial for an investor client as the cost of the project is already reimbursed at this stage,

– a well-designed project results in a great comfort of living.

In 2014, I obtained a building permit for a detached house. I took care of the construction process myself, so I had a guaranteed control over the construction. I intend to move into the house at the end of this year. The question is, however, whether there are any issues with the certificate of occupancy – does it fall under the new or old legislation?

The certificate of occupancy must be obtained under the new legislation (Article 69 of the Building Act (GZ)). The application must be filed together with the supporting documents and documentation referred to in Article 68 of the GZ, the as-built design documentation (Articles 23–25 of the Rules on detailed contents of the documentation and forms related to the building of facilities) and the completed form from the Attachment 18.

WHAT CLIENTS SAY ABOUT US

Building a house is an important life project. Since I and my husband are quite unfamiliar with this field, we asked Andreja for advice many times, even before she assumed the role of a project manager and construction supervisor. Now, after completing the construction of a passive house, we can both confirm that due to her cooperation, the experience was much better than it would have been without her assistance. Andreja contributed significantly to the professionally accurate and timely execution of works. She made sure the communication with the contractors was smooth and clear, and as a result, the construction of the house was completed in due time and without any major complications. She helped us through the entire process of obtaining consents for building permit and coordinating plans, supervised the construction and offered technical advice in the implementation, so we would definitely recommend her services to anyone.

Katarina Klepec

With ATEU, we participated in the EOL project – Energetic Renovation of Ljubljana, more precisely on the energetic rehabilitation of the Jelka kindergarten unit. During the preparation and implementation of the project, their project leader Andreja was actively involved and discussed the details together with the client and the contractor. The project leader’s responsiveness made a big difference for us during the construction.

Darko Markovič, Resalta d. o. o

We designed a one-dwelling house in Ljubljana together with Andreja, who prepared the detailed design (PZI) documentation. We were very satisfied with the work results and our cooperation. Andreja is extremely responsive and effective. She suggested some good improvements and finishing touches, which enabled us to reduce the construction costs and to use the space and energy in a more efficient manner. The work was done in a timely manner and even after the documentation had been submitted, she remained in contact and available for any questions that arose during the construction. Our experience with her staff was also good. We would highly recommend the ATEU d.o.o. services.

Suzana and Grega Smrekar

Expertise

IN ADDITION TO PROVIDING EXPERT GUIDANCE AT COURTS, WE PROVIDE ADVICE ON COURT PROCEDURES AND OFFER ASSISTANCE IN FINDING THE RIGHT DECISION IN THE EVENT OF A PROPERTY DISPUTE.

Court experts primarily work for the courts to assist judges in the examination of evidence. When it comes to such requirements, we work in the following fields of architecture and urban planning:

  • the establishment of floor ownership and ownership of associated land, • determination of the flow of administrative procedures both presently and for lapsed periods,
  • the division of real estate due to inheritance, • disputes over the finished facilities and their placement in space,
  • appeals against decisions issued in the spatial planning and building procedures,
  • detection of hidden errors.

Contact us if you would like to avoid legal proceedings because you only need help with arranging mutual agreements and decisions. Below you will find a few typical examples how we can help you avoid lengthy and expensive court proceedings.

FREQUENTLY ASKED QUESTIONS

How is the division of real estate conducted?

A while ago, we worked on the division of real estate for a private client, whereby the case was a division between two siblings who inherited the property. Each of them had their own limitations and requirements, whereby one of them wanted to sell the share and the other one wanted to build a facility on the site. But most importantly, they both wanted to receive an equal share.

We resolved the situation simply by drawing different construction possibilities, which proved to be useful when selling the land, predicted the access to both parts of the land and divided the rest of the land into two equal parts per square meters. At the same time, we advised the client on how to manage the easement required for the urban waste water line, which crosses the land. The project was handed over along with the mark-out plan to a land surveyor, who brought the division process to the end. The parties did not need to go to court and stayed in friendly relations.

The same outcome can be arranged when it comes to the division of a house or other real estate. A third, professionally qualified person often resolves the dispute by presenting solutions to most issues or dilemmas.

What can I do in the event of a dispute with the administrative unit?

Most disputes involving administrative units emerge because an administrative worker wants to make a decision in line with the legislation and thus protect themselves. In such cases, all they need is some further explanation, which the architect is often unable to do. Nevertheless, disputes sometimes arise from other issues.

Shortly after returning from the summer vacation, we received a call form a client who was sent a notice by the administrative unit that their project was not in line with the spatial planning. Although the architect prepared an excellent architectural design, the narrative description was poor. The client had eight days to complete the application and only asked us to help after five days had already passed. Case like this one are a rule rather than an exception. Of course, we tackled the exciting challenge right away. In the meantime, we reviewed half of the local area, which was very interesting and contributed to the general knowledge of the employees. As it turned out, the issue lied in the definition of the agglomerated and peripheral part of the settlement. While the term of agglomerated settlement is clear to everyone, the peripheral part does not encompass everything that does not fall under the term agglomerated settlement. Isolated buildings can also located between these two areas. This constituted the key element that was left to interpretation. We were pleased to be able to study the complete available materials and help the client, while having improved our knowledge at the same time.

REAL ESTATE SURVEYS

WE CAN CHECK THE CONDITION OF ANY REAL ESTATE FOR YOU, BEFORE YOU MAKE A PURCHASE. WE CAN CHECK IF THE LAND IS SUITABLE FOR YOUR FUTURE PROJECT. WE MAKE INQUIRIES AND PROVIDE CONSULTING ON THE MOST ECONOMICALLY EFFICIENT USE OF REAL ESTATE.

Would you like to buy a property but are afraid that you do not know what exactly you are buying?
Would you like to find someone who will undertake a qualitative survey of the property before the purchase?
Are you buying a land, but do not know whether you can build a property of your choice?

A real estate agency can usually carry out an examination of the ownership, the obvious state of the property and information provided by the owner. Real estate agents are usually insufficiently qualified to dig deeper, and this is not their task anyway. Notaries generally only check whether the property can be entered in the land register and whether the contract has been prepared with all legal components. Valuators often answer to the bank, i.e. their client, and do not disclose any hidden mistakes or appurtenant real estate use at the time of valuation. Buyers are thus left to themselves and their own judgement. Be smart and consult an expert before buying a property, just as you do, or at least should consult a pharmacist before you buy a medicine.
For us, the most rewarding jobs are those involving the survey of real estate as we can save people most of the trouble and eliminate their greatest fears. An average adult in Slovenia changes residential real estate twice in a lifetime. One of those two is transitional, which is usually rented rather than bought, and the other one is the facility they buy together with their partner and grow old in it. Such real estate represents the highest cost in most households. Unfortunately, the safeguards the state should provide in this field are full of loopholes.

FREQUENTLY ASKED QUESTIONS

How can I find hidden errors before buying?

I bought a residential house in the 3rd, extended phase of construction. Of course, I checked the property professionally before buying it, and I also checked the legal status and inquired from potential future neighbours about any concealed issues. Since everything seemed okay, my husband and I took a loan from the bank and bought the property.
Just as we wanted to conclude with the artisan work, we found that the house was so poorly built and there were so many hidden mistakes we literally undressed the house to its wooden skeleton and started rebuilding from there.
From a personal experience, I understand that people have a fear of buying. The fact is that, if someone wants to hide something, they definitely will. The question is whether one can, based on what can be seen, suspect they might find hidden mistakes, how well prepared is their contract and whether it protects then in case of error detection, so they can later ask the seller to eliminate deficiencies or compensate for them.

How is a survey conducted before buying a built property?

When surveying a built real estate, we first check the land registry and official records from the Land Surveying and Mapping Authority (i.e. Land Cadastre, Building Cadastre and Real Estate Register). We check the utility connections, more precisely whether they exist physically and legally. We check the energy performance certificate and compliance with the actual situation.
Then, we arrange a meeting with a seller’s representative to view the property. At that time, we carefully examine the property with all its associated parts, and list the elements of the established condition and any visible errors found on the property. In addition, we review the complete building construction documentation, from the building permit to the certificate of occupancy or any other decisions and records. The building permit must not be confused with the location permit, which is something that often misleads a buyer. It is also necessary to pay attention to the validity of licenses and accuracy of records. It is recommended that the project documentation is also submitted, as this is the only way to determine the actual compliance of the constructed facility with the permits. Things are indeed not as simple as they seem to be, which is attested by the fact that many real estate agencies and law firms turn to us for verification.
It is best to view the real estate after a long rainy season, because at that time any deficiencies will be widely exposed. We do not recommend to view real estate in the sunny, spring weather, because at that time emotions will greatly affect your perception of the environment and blur your mind. Nevertheless, most of the real estate transactions in residential real areas occur precisely in the spring months.
We conclude the overview with a report listing any obvious errors and their repair value, and the time estimate for the elimination of recorded defects. We also provide information on possible legal restrictions. By doing so, the customer can bring down the purchase price or arrange for the elimination of defects before purchasing. Upon request, we help in the selection of contractors for the elimination of any such errors, as we have extensive experience in construction supervision and can recommend reliable and experienced people in a particular areas.

How is a building land pre-purchase survey conducted?

When examining land for construction, we first check the land registry and official records from the geodetic administration. Next, we check the utility connections for physical and legal existence, i.e. any connections to the public infrastructure.

Then, we check the spatial act, the planned changes and the possibility of building the desired facility on the land.

Furthermore, we provide the client with instructions for verifying any obsolete uses which could later affect the use of real estate, such as possession, easement etc.

The survey is concluded with a report where we list the requirements from the spatial act, the construction restrictions with protective regimes (e.g. floods, landslides, cultural heritage protection etc.), the procedure for obtaining the building documentation, and any necessary procedures and interventions that need to be carried out beforehand.

How is a forestland pre-purchase inspection conducted?

When examining forestland, we first check the land registry and official records from the geodetic administration. Next, data is also obtained from the Forestry Institute, as it has been supplied by forest managers.

We then take a look at the forest, where we check the stock of wood mass and make a quick financial calculation for the investment.

After the purchase, we advise on the forest management and arrange all necessary forestry tasks to get the most value out of your woods.

What are the advantages of preparing a real estate management plan?

The Decree on Physical Assets of the State and Local Government stipulates that real estate may be disposed of solely on the basis of a Real Estate Management Plan, which specifies how the property is acquired and how the existing property is managed.

The state, state institutions, public institutions etc. are in possession of huge assets, which they do not always manage economically and with the conscience of a reliable professional, or they simply do not have the means to do so. Since they often do not have adequate personnel or knowledge for the preparation of the requested document, they sometimes outsource services in this field. On the basis of the Triglav National Park Act, we developed a real estate management programme for the Triglav National Park. As a result of this one-year project, we elaborated a document that listed all real estate, recorded their legal and physical state, and anticipated their use and annual maintenance costs. In addition, the document envisaged the investment costs for establishing the situation adequate for the designated use, and the legal regulation of the status in some real estate.

A similar document would be useful for any organization, institution or private sector company who would like to better utilise their properties both in terms of ease of use and economic management.

The fact that we engage in all these processes seriously, professionally and conscientiously, is confirmed by our inclusion in the Property Licensing Programme at the Royal Institution of Chartered Surveyors, an international association recognized throughout the globe.

WHAT CLIENTS SAY ABOUT US

We have been cooperating with the ATEU company for several years. They are very responsive, professional and precise in delivering support services for our real estate agency. They draw up energy performance certificates and provide pre-sales verification of specific real estate.

Urška Podhraški, DOM REAL d. o. o.

Our company is more than satisfied with the quality of ATEU's work, including the real estate condition verification, the preparation of sales brochures, the complete peripheral service and up-to-date operations offered and delivered by the ATEU company.

Barbara Kokalj, TJASA PLUS d. o. o.

CONSTRUCTION SUPERVISION

THROUGHOUT THE CONSTRUCTION, WE MAKE SURE YOUR INTERESTS ARE TAKEN INTO CONSIDERATION, OVERSEE THE FLOW OF WORK CARRIED OUT BY CONTRACTORS, TAKE CARE OF THE FINANCIAL FRAMEWORK, AND IN GENERAL SAVE YOU A LOT OF WORRIES.

Although the project design supervision is not legally required under the construction law, it is indispensable as a basis for determining the fulfilment of essential regulative requirements that cannot be verified at the finished facility. For this reason, the design control will be addressed in the Rules of the profession as part of the project design services, which have not yet been published.

The construction supervision entails expert supervision at the construction site, which allows the supervisor to check whether the construction is taking place in accordance with the project documentation based on which the building permit was issued. The responsible supervisor also monitors the quality of works carried out, the quality of construction products, materials, fittings and technological devices that are installed in the facility and, depending on the situation, makes sure that the agreed construction deadlines and budget are respected during the implementation.

FREQUENTLY ASKED QUESTIONS

Why the design and construction control?

You have a detailed design in place, you have selected the contractors, and you would like to have peace of mind during the construction. Is construction supervision useful or is it just an unnecessary cost?

The construction supervision service is certainly a very useful expense, which can, if you have chosen the right person, save time, money and nerves multiple times folded. Sometimes it seems that the supervisor does not work at all but rather comes by in passing. However, we can say with certainty that this is not the case with our company. We work on the field every time the situation dictates, either twice a week or twice a day. We will always be on site when you are at work, but we will only contact you for urgent matters. We will be there when it is -20 °C or +38 °C, even early in the morning, when due to complications, we are sometimes greeted with a fair amount of yelling rather than with “good morning”. We will spend a lot of time looking for solutions when you actually cannot see us on the site because we specifically target time for designated work. Above all, we will act as your ally in relation to contractors and we can guarantee construction in accordance with your requirements and in accordance with the timeline and financial plan.

Real estate valuation

MAKE REAL ESTATE PROCEDURES EASIER WITH HIGH-QUALITY VALUATION, AND DO NOT LET INSUFFICIENT INFORMATION ABOUT THE PROPERTY COST YOU DEARLY.

Real estate valuation is required in the following cases:

  • providing mortgage loan security for the purchase of real estate upon a bank’s request,
  • determining profit in selling or inheriting real estate upon request from the Financial Administration of the Republic of Slovenia,
  • dividing property,
  • recognising assets in the balance sheet,
  • revaluating assets value in the balance sheet,
  • checking the value before making the purchase decision,
  • determining the right selling price before advertising sales,
  • consolidating loans for the needs of spatial planning documents – an elaboration of land valuation is drawn up,
  • making estimates on the value of forestland and wood mass,
  • other things as required by customers.

FREQUENTLY ASKED QUESTIONS

Assistance in finding the right valuator

Although the project design supervision is not legally required under the construction law, it is indispensable as a basis for determining the fulfilment of essential regulative requirements that cannot be verified at the finished facility. For this reason, the design control will be addressed in the Rules of the profession as part of the project design services, which have not yet been published.

The construction supervision entails expert supervision at the construction site, which allows the supervisor to check whether the construction is taking place in accordance with the project documentation based on which the building permit was issued. The responsible supervisor also monitors the quality of works carried out, the quality of construction products, materials, fittings and technological devices that are installed in the facility and, depending on the situation, makes sure that the agreed construction deadlines and budget are respected during the implementation.
If you require a valuation to determine the value or an valuation for a loan, there are two options: you can let your bank choose the valuator or you can choose an valuator who is approved by the bank (a bank usually has a list of valuators they can provide you with upon request). There will be no difference in the price between these two options, but the difference in the reporting and use of the report will be significant. If the valuation is ordered by the bank, the valuator is obliged by law to submit a report to the bank and may not disclose information to anyone else. Simply put, if you want to know the appraised value, you need to make inquiries at the bank, which also goes for any other information, such as building legality, hidden mistakes or any other possible obstacles. If you order the valuation directly from the valuator, you will receive the report as a direct client, in which case they will hand over to you all other information, and you can take the report to the bank. Most importantly, you can take such information to any bank, which makes it easier for you to select a bank at which you will take out the loan.
If you need a valuation for the Financial Administration of the Republic of Slovenia (FURS), you will find an valuator on the list of the Slovenian Institute of Auditors (SIR). In terms of the price, it almost makes no difference as to whom you choose. However, it is likely that you will come across the differences in delivery times.
If you need a valuation to determine a real purchase price or distribute property, it is important that you select someone who has experience in the construction of facilities, as they will be able to verify the value in relation to the real estate situation. Such a professional should not only be licensed, but also needs to have acquired basic education in the field of construction or architecture.
A valuation for the needs of the financial statements can in principle be made by any licensed valuator, but in reality there is a question of who will be willing to do this in the first place. The thing is that such valuations automatically fall under the audit process, which is not necessarily something an valuator wants to deal with. We are not afraid to tackle such cases.

I own land that I want to sell, but I do not know its value.

In this case, we recommend hiring a real estate valuator, who will be able to make an analysis in terms of the most economical land use. This also means the valuator will check what can be built on the land, define what king of facility would be most economical to build, and give you information about how much a potential investor would pay for the land.
We regularly carry out such work at ATEU and since we have designed every type of facilities, we can give a realistic valuation based both on the required valuation standards and our experience. In addition, we can facilitate the sale by creating a leaflet providing the basic information about the land though a 3D design. The basic financial parameters can also be included. It will therefore be easier for your potential buyers to visualise what they are about to buy. Finally yet importantly, we thoroughly check everything and obtain all necessary permits, provided that the buyer decides to carry out the project at ATEU.

I co-invested into my wife’s house and want to be reimbursed in the divorce process.

Up until now, such cases have been difficult to resolve or the court’s decisions were questionable. In principle, the clients had to let their investment go and their wives could graciously thank them for everything. However, a new Family Code will enter into force on 13 April 2019 acknowledging the increase in the value of property by contributing into it and the possibility to have the investment returned to the amount for which the price of the property has increased. The spouse may therefore claim a refund of the entire contribution or a share of ownership.
In such a case, we assess the property value both as at the period before the investments were made and as at the day the property was distributed (one date in the negotiation period). In the process, we also take into the account the time-barred contribution. The difference in value is equal to the recognised investment.

The neighbour demands a payment for the establishment of easement.

Of course, the neighbour has a legitimate right to do that because they will be damaged during the use of their land, at least for the size of the easement portion. It is best to discuss such things with your neighbour, where the saying “Politeness costs little and yields much” can come in handy. If this does not work, you can request a valuation of the land, which the neighbour will most likely disagree with. This is then followed by a judicial procedure for determining the necessity of easement or even another preliminary procedure where the court will appoint a certified valuator. However, you should be aware that such cases usually produce no winners. You will have to pay the easement costs, and your neighbour will probably consider it too low. This is how you can lose good neighbourly relations and at the same time the best security system for your real estate.

In such cases, a certified valuator will assess the part of the property involving the easement. A reduced value of the remaining part of the property is also calculated in the valuation.

WHAT CLIENTS SAY ABOUT US

Andreja Borštnar performed the property valuation for the needs of bankruptcy proceedings in a swift and efficient manner. Due to the detailed valuation report which provided all the required information for the buyers, the sales transaction was seamless.

Primož Avšič

The consultation with architect Andreja was greatly beneficial for us, because we decided to evaluate each apartment in the house in line with what was discussed. The valuation was carried our in a professional and timely manner. All the premises were extensively measured and then a commercially appealing valuation document was issued. We as owners of the property are satisfied, because it benefits us in renting and selling the real estate. During the sales inspection of the property, the valuation report was praised by the architect who came to see the attic of the property on behalf of the client. She agreed with the valuation report, evaluating it as realistic in terms of the environment in which the house is located. I would highly recommend the ATEU services.

Jasna Brovč Potokar, BP VISION d. o. o., kadrovski inženiring

URBAN PLANNING

WE ALL LOVE TO LIVE AND WORK IN A PLEASANT ENVIRONMENT. WE VALUE HIGH-QUALITY CITY INFRASTRUCTURE AND DRINKING WATER FROM THE TAP. WITH A SMART URBAN DESIGN, WE CAN TURN YOUR ENVIRONMENT INTO A FUNCTIONAL AND PLEASANT RESIDENTIAL AREA.

Everyone at ATEU has a passion for urban planning and the urban environment. Do you like walking down a nice city street or visit a well-maintained city park? Do you love to live and work in a pleasant environment? Do you appreciate high-quality urban infrastructure and smooth traffic? Do you like the drinking water from kitchen taps, electricity in the house and sewage system connected to the house? No one should take any of this for granted as thing do not just appear by themselves. They are mainly taken care of by urban planners.

The living environment is of vital importance, which is attested by the fact that the right to a healthy living environment is enshrined in the Constitution (Article 72):

Everyone has the right to a healthy living environment in accordance with the law.

The state shall promote a healthy living environment. For this reason, the law shall establish conditions and manner in which economic and other activities are pursued.

 

The urban planning starts at home. It starts when you embed a house in a plot of land. It starts when you arrange the area around your home. It starts when you submit a proposal for the change in intended land use at the municipality. It starts when you comment on a spatial planning document. You should be actively involved in the process of arranging your living environment, since it affects not only you and everyone around you but also those who will use the environment after all of us.

FREQUENTLY ASKED QUESTIONS

You have found that a spatial planning document regulating your area is being prepared. What can you do?

You can attend public displays of plans and ask us to explain the impact on your property or to help you exercise your rights. We can prepare comments on the spatial document, or even participate in the public display with you or review expert groundwork in order to find a more detailed explanation for the prepared proposals. Comments are more effective if the inhabitants of the respective area are united and work together towards their common interests.

How can I change the intended use of my land?

Here, you have two options. You can submit a proposal to the municipality and wait for the procedure for amending the municipal spatial plan (OPN) to get started. In such case, your proposal will be processed along with all other proposals. Spatial plans are changed every 2–5 years, depending on the size of the municipality and the number of proposals.

The second option you have is to verify the location, but this possibility is very limited. This way, the individual settlement development zone cannot increase by more than 20% or 600 m2, irrespective of the number of location verification. The procedure is carried out as follows:

  • the investor introduces an initiative together with an elaborate for the location verification containing a graphic representation of the adjusted and precisely defined form of the change in the settlement area,
  • the municipality checks the compliance of the elaborate plan against the legal provisions and the municipal spatial plan (OPN) within 60days, which results in a decision on acceptance or rejection,
  • the municipality obtains opinions from the competent departments,
  • the municipality publicly displays the initiative and the elaborate plan for 15days, and informs the owners of neighbouring lands about this in writing,
  • after the public display, the elaborate is addressed at the municipal council,
  • the decision on the location verification is entered into the municipality spatial information system and published in the official publication of the municipality.

For the location verification process, a fee is levied, which is decided by each municipality. It is definitely worthwhile to submit a proposal together with the initiation of procedure for amending the entire municipal spatial plan (OPN).

WHAT CLIENTS SAY ABOUT US

Our company is more than satisfied with the quality of ATEU's work, including the real estate condition verification, the preparation of sales brochures, the complete peripheral service and up-to-date operations offered and delivered by the ATEU company.

Barbara Kokalj, TJASA PLUS d. o. o.

ENERGY PERFORMANCE CERTIFICATES

WE CAN CARRY OUT AN ENERGY AUDIT FOR YOU AND ISSUE AN ENERGY PERFORMANCE CERTIFICATE IN ACCORDANCE WITH THE EFFECTIVE LEGISLATION. FURTHERMORE, WE ARE GLAD TO OFFER THE CONSULTING SERVICE ON ENERGY EFFICIENT RENOVATION.

Are you selling or renting a property?

Is your property used for public purpose or owned by a public administration?

Do you own a newly constructed facility?

If you answered yes to one of the above questions, you almost certainly need an energy performance certificate for your facility. We can help you with its elaboration.

Years ago, people perceived the energy performance certificates as an undesired necessity. Today, the situation has slightly improved and more and more people require to see an energy performance certificate before buying or renting a property, in order to predict the operating costs. Due to this demand, it is very important that the certificate is prepared in a professional manner so as to avoid any subsequent problems. In Slovenia, the first claims for damages and actions emerged due to buyers being misled with excessively good energy performance certificates that later proved to be incorrect. Get the complete information about the person you order the production of an energy performance certificate from and establish what its actual price should be.

Are you selling or renting a property?

Is your property used for public purpose or owned by a public administration?

Do you own a newly constructed facility?

If you answered yes to one of the above questions, you almost certainly need an energy performance certificate for your facility. We can help you with its elaboration.

Years ago, people perceived the energy performance certificates as an undesired necessity. Today, the situation has slightly improved and more and more people require to see an energy performance certificate before buying or renting a property, in order to predict the operating costs. Due to this demand, it is very important that the certificate is prepared in a professional manner so as to avoid any subsequent problems. In Slovenia, the first claims for damages and actions emerged due to buyers being misled with excessively good energy performance certificates that later proved to be incorrect. Get the complete information about the person you order the production of an energy performance certificate from and establish what its actual price should be.

FREQUENTLY ASKED QUESTIONS

Energy performance certificates for apartments

Before producing an energy performance certificate, we will take a tour of the apartment. While we acquire all the necessary information, the only thing you have to do is to allow us to take a tour. We produce and hand over the certificate within five days following the tour.

Energy performance certificates for houses

Before producing an energy performance certificate, we will have to take a tour of the house. During the tour, we will need to review the building permit design showing the size of the house. We can also measure the facility on the site, but you need to warn us about it beforehand, as in this case the tour will take more time and we will need to bring additional equipment. We produce and hand over the certificate within five days following the tour.

Energy performance certificate for business premises

The date for viewing and handing over the certificate is negotiable.

WHAT CLIENTS SAY ABOUT US

We have been cooperating with the ATEU company for several years. They are very responsive, professional and precise in delivering support services for our real estate agency. They draw up energy performance certificates and provide pre-sales verification of specific real estate.

Urška Podhraški, DOM REAL d. o. o.

ADMINISTRATIVE PROCEDURES

WE CAN MANAGE ANY ADMINISTRATIVE CHALLENGES, NO MATTER HOW IMPOSSIBLE THEY SEEM TO OVERCOME. WE ADVISE CLIENTS IN THE PREPARATION OF DOCUMENTATION AND COMMUNICATION WITH ADMINISTRATIVE AUTHORITIES AND ON THE IMPLEMENTATION OF PROJECTS TO SPEED THEM UP OR EVEN MOVE FROM A DEAD END.

The decision to include an expert in the management of administrative procedures into the construction project besides the architect, is usually an accurate one in terms of the risk of price increases and time delays. Except in simple and very clear cases, which are practically non-existent in Slovenia, it is best that the administrative procedure is managed by two persons until the acquisition of a building permit and certificate of occupancy. In this case, the expert communicating with the consent authorities and administrative officers is not emotionally attached to the architectural design, and is much more familiar with the procedures since they deal with similar cases on a daily basis. This allows more room for coordinating the requirements of the investor, the architect, the consent authorities and the administrative unit.
It often occurs that the contractor initiates a procedure at the administrative unit with their selected architect and then realize that they need additional external assistance. Usually, this situation is unfavourable for the client in terms of both timing and price. We recommend clients to consider the possibility of using external help in managing administrative procedures beforehand in order to secure a peace of mind, as they can foresee certain solutions that ensure a smooth project implementation.

FREQUENTLY ASKED QUESTIONS

We prepare the documentation for the demolition of the existing building and the construction of a new, one-dwelling facility. The investor would first like to remove the existing building in accordance with the Construction Act (GZ) based on the initiation of construction registration. How should the procedure be conducted?

If the investor would like to deduct the value of existing areas from the calculation of the communal contribution, the building will have to be included in the documentation for obtaining a building permit (DGD). If the investor does not want to do this, the removal of the facility may be managed separately and faster. In this case, the building permit documentation in the geodetic record is added a note that the facility has already been removed, while the documentation for obtaining the building permit (DGD) is prepared for the vacant lot and the removal in not processed fro the second time.

Is the energetic rehabilitation of the building part of the maintenance works and thus does not require a building permit?

Yes, in accordance with Article 3 of the GZ (Definition of terms), which states: The building maintenance includes works for preserving the usability and value of the building as well as its improvements, taking into account the technological progress, the replacement of individual worn-out structural and other components and plumbing penetrations; however, the Article 66 sets forth a limitation that the external building dimensions should not be increased by more than 30 cm and should be increased in line with the regulation which classifies the façade renovation as part of maintenance works and building wrap works.
A building permit is not necessary to acquire, but it is necessary to prepare the detailed design (PZI) and the as-built design (PID), and report the start of construction to the administrative unit.

How is a proof of reliability to obtain the certificate of occupancy prepared in the case of own account construction?

In this case, it is possible for the project design team to replace the contractor – the architect and the engineers specialising in specific fields inspect the facility and, if it meets the essential requirements, they fulfil the proof of reliability form (Article 29 of the Rules and Annex 5). Authorized architects and engineers are materially and criminally responsible for all statements, so the question is where can one find architects and engineers that would be prepared to take over such projects and for what amount of money they would be willing to sign the statements.

Does the application for acquiring a valid certificate of occupancy for a one-dwelling house have to be filed with the as-built design (PID) plans, even if no changes have emerged during the construction in view of the building permit design (PGD) and detailed design (PZI) documentation?

That is not necessary. The first paragraph of Article 25 of the Rules specifies the following:
(1) If during the construction, there have been no deviations from the project design for obtaining opinions and a building permit, which was an integral part of the building permit, and from the project design documentation for the construction works, the plans for as-built design documentation are not elaborated.
This provision refers to that part of the detailed design (PZI), which demonstrates the fulfilment of essential requirements (Article 18 of the Rules).

WHAT CLIENTS SAY ABOUT US

We are very grateful to the ATEU company for their assistance in complicated and seemingly impossible administrative procedures that we had to carry out for the Višnja Gora community swimming complex. Their team is always ready to cope with demanding challenges during the administrative procedures, which other players in this industry often avoid to do, and the ATEU does it at an extremely reasonable price.

Kristina Zadel, Višnja Gora community swimming complex

Do you have wishes or concrete challenges in the field of design?

We will be happy to listen and find the most optimal solution for you. When managing projects, it is important that “know how” is already a large part of the walk.
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