{"id":5448,"date":"2026-02-24T11:11:40","date_gmt":"2026-02-24T10:11:40","guid":{"rendered":"https:\/\/lynx-craft.com\/?p=5448"},"modified":"2026-02-24T13:29:21","modified_gmt":"2026-02-24T12:29:21","slug":"lynx-podcast-008-slovenski-nepremicninski-trg-bostjan-udovic-gzs","status":"publish","type":"post","link":"https:\/\/lynx-craft.com\/sl\/lynx-podcast-008-slovenski-nepremicninski-trg-bostjan-udovic-gzs\/","title":{"rendered":"Lynx Podcast 008 &#8211; Slovenski nepremi\u010dninski trg &#8211; Bo\u0161tjan Udovi\u010d &#8211; GZS"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"5448\" class=\"elementor elementor-5448\" data-elementor-post-type=\"post\">\n\t\t\t\t<div class=\"elementor-element elementor-element-169dfb6f e-flex e-con-boxed e-con e-parent\" data-id=\"169dfb6f\" data-element_type=\"container\" data-e-type=\"container\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-415c7d73 elementor-widget__width-initial elementor-widget elementor-widget-text-editor\" data-id=\"415c7d73\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<h2><b>Slovenski nepremi\u010dninski trg: Kaj kupci, prodajalci in najemniki res morajo vedeti<\/b><\/h2><h3><b>Uvod: Trg, ki ga razumemo le napol<\/b><\/h3><p><span style=\"font-weight: 400;\">Slovenci smo navajeni gledati na nepremi\u010dninski trg skozi o\u010di kupca ali najemnika \u2013 in razumljivo je, zakaj. Visoke cene, pomanjkanje ponudbe, zahtevni pogoji najema. A to je le ena stran zgodbe. Za celovito razumevanje trga moramo upo\u0161tevati vse akterje: lastnike, investitorje, posrednike in upravnike. Le tako lahko razumemo, zakaj je stanje tak\u0161no, kot je \u2013 in kaj bi ga lahko spremenilo.<\/span><\/p><p><span style=\"font-weight: 400;\">V zadnji epizodi Lynx Podcasta smo se o tem pogovarjali z Bo\u0161tjanom Udovi\u010dem, direktorjem <a href=\"https:\/\/www.gzs.si\/zbornica_za_poslovanje_z_nepremicninami\">Zbornice za poslovanje z nepremi\u010dninami pri GZS<\/a>, ki nepremi\u010dninski trg pozna tako z regulatornega kot prakti\u010dnega vidika.<\/span><\/p><h3><b>Prazna stanovanja, polne denarnice: Kje ti\u010di pravi problem?<\/b><\/h3><p><span style=\"font-weight: 400;\">Eden najpomembnej\u0161ih podatkov, ki ga javnost pogosto spregleda: v Sloveniji je statisti\u010dno praznih kar <\/span><b>180.000 stanovanjskih enot<\/b><span style=\"font-weight: 400;\">. Ob tak\u0161ni \u0161tevilki se upravi\u010deno vpra\u0161amo \u2013 zakaj potem govorimo o pomanjkanju stanovanj?<\/span><\/p><p><span style=\"font-weight: 400;\">Odgovor je kombinacija dejavnikov. Lastnike od oddajanja odvra\u010da <\/span><b>pravna negotovost<\/b><span style=\"font-weight: 400;\"> \u2013 nih\u010de ne ve, kak\u0161na bodo dav\u010dna pravila \u010dez tri ali pet let. Ko se dav\u010dna politika spreminja iz mandata v mandat, dolgoro\u010dno na\u010drtovanje postane nemogo\u010de. Prav to je eden klju\u010dnih strukturnih problemov slovenskega najemnega trga: brez stabilnega in predvidljivega okolja zasebni kapital ne bo aktiviran.<\/span><\/p><p><span style=\"font-weight: 400;\">Vlada se sicer pohvali z zagotovljeno milijardo evrov za stanovanjsko politiko v naslednjih desetih letih, vendar ostaja vpra\u0161anje, koliko teh sredstev bo dejansko u\u010dinkovito porabljenih \u2013 in ali bo fokus le na javnih stanovanjih ali tudi na spodbujanju zasebnega sektorja.<\/span><\/p><p><iframe title=\"Slovenski zakoni \u2013 odlic\u030cen nadzor FURS-a, ostali niso odigrali vloge\" width=\"563\" height=\"1000\" src=\"https:\/\/www.youtube.com\/embed\/VYHiWdBov5g?feature=oembed\" frameborder=\"0\" allow=\"accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share\" referrerpolicy=\"strict-origin-when-cross-origin\" allowfullscreen><\/iframe><\/p><p><span style=\"letter-spacing: -0.2px;\">\u00a0<\/span><\/p><p><b style=\"color: inherit; font-family: inherit; font-size: 1.75rem; letter-spacing: -0.2px;\">Dunajski model: Re\u0161itev, ki jo Slovenija zapostavlja<\/b><\/p><p><span style=\"font-weight: 400;\">Ko govorimo o re\u0161evanju stanovanjske krize, je dunajski model pogosto omenjen kot vzor \u2013 a le redko pravilno razumljen. Dunaj ni uspe\u0161en zgolj zato, ker gradi javna stanovanja. Uspe\u0161en je, ker <\/span><b>pametno kombinira javna sredstva z zasebnim kapitalom<\/b><span style=\"font-weight: 400;\">.<\/span><\/p><p><span style=\"font-weight: 400;\">Mehanizem je preprost: dr\u017eava zasebnim investitorjem zagotovi ugodne kredite ali nepovratna sredstva, ti pa se v zameno zave\u017eejo, da bodo stanovanja za dolo\u010deno obdobje (recimo 30 let) oddajali po reguliranih cenah. Rezultat? Stanovanjski problem je re\u0161en enako u\u010dinkovito kot z javno gradnjo \u2013 a z bistveno ni\u017ejim vlo\u017ekom iz javnih financ.<\/span><\/p><p><span style=\"font-weight: 400;\">Ta pristop v Sloveniji ostaja premalo izkori\u0161\u010den. Namesto da bi spodbujali zasebni kapital, se politika osredoto\u010da prete\u017eno na javno gradnjo \u2013 kar je prepo\u010dasno, predrago in premalo.<\/span><\/p><p><iframe title=\"Stanovanjski problem \u2013 dunajski model res\u030citve zasebnikov\" width=\"563\" height=\"1000\" src=\"https:\/\/www.youtube.com\/embed\/PTu3ebVDofc?feature=oembed\" frameborder=\"0\" allow=\"accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share\" referrerpolicy=\"strict-origin-when-cross-origin\" allowfullscreen><\/iframe><\/p><p>\u00a0<\/p><p><b style=\"color: inherit; font-family: inherit; font-size: 1.75rem; letter-spacing: -0.2px;\">Nepremi\u010dninski posredniki: Zakaj so vredni svojega honorarja<\/b><\/p><p><span style=\"font-weight: 400;\">Posredniki so v javnosti pogosto tar\u010da kritik \u2013 a ali so te utemeljene? Bo\u0161tjan Udovi\u010d pojasnjuje, da ve\u010dina ljudi podcenjuje, kaj posredni\u0161ka storitev dejansko zajema.<\/span><\/p><p><span style=\"font-weight: 400;\">Posrednik ni le tisti, ki &#8220;poka\u017ee stanovanje&#8221;. Njegova vloga vklju\u010duje:<\/span><\/p><ul><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Preverjanje pravnega stanja nepremi\u010dnine<\/b><span style=\"font-weight: 400;\"> \u2013 tega ne opravi notar in ne odvetnik na terenu<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Vodenje strank skozi celoten postopek<\/b><span style=\"font-weight: 400;\"> \u2013 od ogleda do podpisa pogodbe<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Obvezno zavarovanje poklicne odgovornosti<\/b><span style=\"font-weight: 400;\"> \u2013 kar pomeni, da v primeru napake odgovarja<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Za\u0161\u010dito interesov obeh strank<\/b><span style=\"font-weight: 400;\"> \u2013 tako kupca kot prodajalca<\/span><\/li><\/ul><p><span style=\"font-weight: 400;\">Ustavno sodi\u0161\u010de je lani oktobra odpravilo zakonsko omejitev provizije (ki je zna\u0161ala 4 % vrednosti posla in je bila unikum v Evropi). V praksi se cene zaenkrat niso bistveno spremenile \u2013 trg sam uravnava konkurenco.<\/span><\/p><p><iframe title=\"Nepremic\u030cninski posrednik \u2013 kljuc\u030c do uspes\u030cne prodaje\" width=\"563\" height=\"1000\" src=\"https:\/\/www.youtube.com\/embed\/17HDnGfM6CM?feature=oembed\" frameborder=\"0\" allow=\"accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share\" referrerpolicy=\"strict-origin-when-cross-origin\" allowfullscreen><\/iframe><\/p><h3><b>Upravniki ve\u010dstanovanjskih stavb: Podcenjena stroka z ogromno odgovornostjo<\/b><\/h3><p><span style=\"font-weight: 400;\">Upravniki so morda \u0161e bolj nezaslu\u017eeno na slabem glasu kot posredniki. Upravljajo z najpomembnej\u0161im premo\u017eenjem, ki ga dr\u017eavljani imamo, a za to ne potrebujejo nobene licence ali formalnega strokovnega znanja \u2013 vsaj zaenkrat ne.<\/span><\/p><p><span style=\"font-weight: 400;\">GZS \u017ee leta zagovarja uvedbo licenc za upravnike, po vzoru posrednikov. Dobra novica: po letih odpora se je politika naposled odprla tej ideji. Slaba novica: do zakonske re\u0161itve bo predvidoma minilo \u0161e nekaj let.<\/span><\/p><p><span style=\"font-weight: 400;\">Klju\u010dni izziv pri upravljanju stavb ni le kompetentnost upravnikov, temve\u010d tudi <\/span><b>pasivnost eta\u017enih lastnikov<\/b><span style=\"font-weight: 400;\">. Ko se lastniki ne udele\u017eujejo zborov, ne sprejemajo odlo\u010ditev in ne komunicirajo med sabo, upravljanje postane izjemno ote\u017eeno. Dobre stavbe so tiste, kjer lastniki aktivno sodelujejo \u2013 tam ponavadi dobro dela tudi upravnik.<\/span><\/p><h3><b>Digitalizacija in umetna inteligenca: Prilo\u017enosti, ki jih sektor po\u010dasi grabi<\/b><\/h3><p><span style=\"font-weight: 400;\">Slovenski nepremi\u010dninski trg se digitalizira \u2013 a neenakomerno. Naprednej\u0161e agencije \u017ee danes uporabljajo:<\/span><\/p><ul><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Dronske posnetke<\/b><span style=\"font-weight: 400;\"> za ogla\u0161evanje nepremi\u010dnin<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><b>AI orodja<\/b><span style=\"font-weight: 400;\"> za pisanje oglasov in ocenjevanje vrednosti<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Spletne portale<\/b><span style=\"font-weight: 400;\"> za eta\u017ene lastnike z dostopom do pogodb, ra\u010dunov in gradiv<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><b>BIM modele<\/b><span style=\"font-weight: 400;\"> pri upravljanju stavb<\/span><\/li><\/ul><p><span style=\"font-weight: 400;\">Na dr\u017eavni ravni sta pozitivna primera portal Prostor in evidenca trga nepremi\u010dnin. Zbornica je sama vzpostavila bazo gradbenih in uporabnih dovoljenj, ki jo pogosto i\u0161\u010dejo posredniki \u2013 v bazi je trenutno \u017ee prek 1.400 dovoljenj.<\/span><\/p><h3><b>Zaklju\u010dek: Razlogi za previdni optimizem<\/b><\/h3><p><span style=\"font-weight: 400;\">Kljub vsem izzivom obstajajo razlogi za optimizem. Slovenija ima znanje, izku\u0161nje in kadre \u2013 ki jih celo izva\u017eamo v regijo. Mladi kupci so bolj finan\u010dno ozave\u0161\u010deni in odgovorni do lastnega premo\u017eenja. Tehnologija odpira nove mo\u017enosti.<\/span><\/p><p><span style=\"font-weight: 400;\">Glavni zaviralec napredka ni pomanjkanje idej ali znanja, temve\u010d prepo\u010dasno sprejemanje zakonodajnih sprememb in premajhno zaupanje politike v stroko. Ko bodo odlo\u010devalci za\u010deli bolj sistemati\u010dno poslu\u0161ati tiste, ki trg poznajo od znotraj, se bodo stvari premaknile \u2013 tudi na podro\u010dju, ki je za ve\u010dino Slovencev najpomembnej\u0161e: doma.<\/span><\/p><p><i><span style=\"font-weight: 400;\">Celoten pogovor z Bo\u0161tjanom Udovi\u010dem si lahko ogledate v najnovej\u0161i epizodi Lynx Podcasta.<\/span><\/i><\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<div class=\"elementor-element elementor-element-dee0b07 e-grid e-con-boxed e-con e-parent\" data-id=\"dee0b07\" data-element_type=\"container\" data-e-type=\"container\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-ae2cd84 elementor-align-center elementor-invisible elementor-widget elementor-widget-button\" data-id=\"ae2cd84\" data-element_type=\"widget\" data-e-type=\"widget\" data-settings=\"{&quot;_animation&quot;:&quot;fadeInUp&quot;,&quot;_animation_delay&quot;:700}\" data-widget_type=\"button.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<div class=\"elementor-button-wrapper\">\n\t\t\t\t\t<a class=\"elementor-button elementor-button-link elementor-size-sm elementor-animation-grow\" href=\"https:\/\/www.youtube.com\/watch?v=QWMYB-eoHbA\">\n\t\t\t\t\t\t<span class=\"elementor-button-content-wrapper\">\n\t\t\t\t\t\t<span class=\"elementor-button-icon\">\n\t\t\t\t<svg xmlns=\"http:\/\/www.w3.org\/2000\/svg\" id=\"Layer_2\" viewBox=\"0 0 512 512\"><defs><style>.cls-1,.cls-2,.cls-3{stroke-width:0px;}.cls-2{fill:#323f50;}.cls-3{fill:#fff;}<\/style><\/defs><g id=\"Layer_1-2\"><rect class=\"cls-3\" x=\"0\" width=\"512\" height=\"512\" rx=\"29.91\" ry=\"29.91\"><\/rect><g id=\"DOzz6j\"><path class=\"cls-1\" d=\"M88.15,406.81c2.32-3.37,4.18-7.19,7.02-10.03,92.14-92.3,184.38-184.51,276.6-276.74.83-.83,1.63-1.7,3.11-3.25-1.98,0-3.21,0-4.44,0-58.44,0-116.88,0-175.32-.03-2.38,0-4.85-.13-7.12-.78-5.68-1.63-9.62-6.97-9.92-12.92-.28-5.54,3.07-11.08,8.17-13.52.96-.46,1.91-.92,2.87-1.38,74.53,0,149.05,0,223.58,0,5.13,2.11,9.39,5.08,10.67,10.93.28,1.27.46,2.59.46,3.88.02,72.01.03,144.02,0,216.02,0,6.76-3.74,12.12-9.67,14.14-5.77,1.96-12.11.06-15.89-4.74-2.58-3.28-3.09-7.1-3.09-11.12.02-45.35.02-90.69.02-136.04,0-13.66,0-27.32,0-40.98,0-.74-.09-1.49-.19-2.89-1.27,1.21-2.19,2.04-3.07,2.92-92.64,92.64-185.29,185.27-277.9,277.94-4.84,4.84-10.15,7.07-16.84,4.6-4.78-1.76-7.26-5.65-9.05-10.11,0-1.97,0-3.93,0-5.9Z\"><\/path><path class=\"cls-2\" d=\"M88.15,406.81c2.32-3.37,4.18-7.19,7.02-10.03,92.14-92.3,184.38-184.51,276.6-276.74.83-.83,1.63-1.7,3.11-3.25-1.98,0-3.21,0-4.44,0-58.44,0-116.88,0-175.32-.03-2.38,0-4.85-.13-7.12-.78-5.68-1.63-9.62-6.97-9.92-12.92-.28-5.54,3.07-11.08,8.17-13.52.96-.46,1.91-.92,2.87-1.38,74.53,0,149.05,0,223.58,0,5.13,2.11,9.39,5.08,10.67,10.93.28,1.27.46,2.59.46,3.88.02,72.01.03,144.02,0,216.02,0,6.76-3.74,12.12-9.67,14.14-5.77,1.96-12.11.06-15.89-4.74-2.58-3.28-3.09-7.1-3.09-11.12.02-45.35.02-90.69.02-136.04,0-13.66,0-27.32,0-40.98,0-.74-.09-1.49-.19-2.89-1.27,1.21-2.19,2.04-3.07,2.92-92.64,92.64-185.29,185.27-277.9,277.94-4.84,4.84-10.15,7.07-16.84,4.6-4.78-1.76-7.26-5.65-9.05-10.11,0-1.97,0-3.93,0-5.9Z\"><\/path><\/g><\/g><\/svg>\t\t\t<\/span>\n\t\t\t\t\t\t\t\t\t<span class=\"elementor-button-text\">TUKAJ POSLUA\u0160JTE CELO EPIZODO!<\/span>\n\t\t\t\t\t<\/span>\n\t\t\t\t\t<\/a>\n\t\t\t\t<\/div>\n\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>Slovenski nepremi\u010dninski trg: Kaj kupci, prodajalci in najemniki res morajo vedeti Uvod: Trg, ki ga razumemo le napol Slovenci smo navajeni gledati na nepremi\u010dninski trg skozi o\u010di kupca ali najemnika \u2013 in razumljivo je, zakaj. Visoke cene, pomanjkanje ponudbe, zahtevni pogoji najema. A to je le ena stran zgodbe. Za celovito razumevanje trga moramo upo\u0161tevati [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":5467,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"content-type":"","iawp_total_views":7,"footnotes":""},"categories":[44,50],"tags":[],"class_list":["post-5448","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-news-sl","category-podcast-2"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Lynx podcast 008: Slovenski nepremi\u010dninski trg - Bo\u0161tjan Udovi\u010d<\/title>\n<meta name=\"description\" content=\"V epizodi 008 Lynx podcast-a smo gostili Bo\u0161tjan-a Udovi\u010d-a iz GZS in se dotaknili teme slovenski nepremi\u010dninski trg.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/lynx-craft.com\/sl\/lynx-podcast-008-slovenski-nepremicninski-trg-bostjan-udovic-gzs\/\" \/>\n<meta property=\"og:locale\" content=\"sl_SI\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Lynx podcast 008: Slovenski nepremi\u010dninski trg - Bo\u0161tjan Udovi\u010d\" \/>\n<meta property=\"og:description\" content=\"V epizodi 008 Lynx podcast-a smo gostili Bo\u0161tjan-a Udovi\u010d-a iz GZS in se dotaknili teme slovenski nepremi\u010dninski trg.\" \/>\n<meta property=\"og:url\" content=\"https:\/\/lynx-craft.com\/sl\/lynx-podcast-008-slovenski-nepremicninski-trg-bostjan-udovic-gzs\/\" \/>\n<meta property=\"og:site_name\" content=\"Lynx Craft\" \/>\n<meta property=\"article:published_time\" content=\"2026-02-24T10:11:40+00:00\" \/>\n<meta property=\"article:modified_time\" content=\"2026-02-24T12:29:21+00:00\" \/>\n<meta property=\"og:image\" content=\"https:\/\/lynx-craft.com\/wp-content\/uploads\/2026\/02\/Your-paragraph-text-2-1024x683.png\" \/>\n\t<meta property=\"og:image:width\" content=\"1024\" \/>\n\t<meta property=\"og:image:height\" content=\"683\" \/>\n\t<meta property=\"og:image:type\" content=\"image\/png\" \/>\n<meta name=\"author\" content=\"LynxCraft\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:label1\" content=\"Written by\" \/>\n\t<meta name=\"twitter:data1\" content=\"LynxCraft\" \/>\n\t<meta name=\"twitter:label2\" content=\"Est. reading time\" \/>\n\t<meta name=\"twitter:data2\" content=\"4 minute\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\\\/\\\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\\\/\\\/lynx-craft.com\\\/sl\\\/lynx-podcast-008-slovenski-nepremicninski-trg-bostjan-udovic-gzs\\\/#article\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/lynx-craft.com\\\/sl\\\/lynx-podcast-008-slovenski-nepremicninski-trg-bostjan-udovic-gzs\\\/\"},\"author\":{\"name\":\"LynxCraft\",\"@id\":\"https:\\\/\\\/lynx-craft.com\\\/sl\\\/#\\\/schema\\\/person\\\/f9271e14f13635c8da9b76bf3e6b1049\"},\"headline\":\"Lynx Podcast 008 &#8211; 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