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|   Christine Andersen
Translating meaning, not just the words
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More Less | | Questions answered: 1181, Questions asked: 2 Easy / 132 PRO, PRO-level points: 2429 | Sample translations submitted: 1| Danish to English: Checklist Busines Rent Act | Source text - Danish
Danish
Checkliste
Erhervslejeloven
Udarbejdet af By- og Boligministeriet
Denne vejledning er tænkt som en hjælp til lejere og udlejere, der skal indgå en lejekontrakt om erhvervslokaler. Det er vigtigt at være opmærksom på, at vejledningen ikke kan "stå alene", men skal læses sammen med lovteksten.
Vejledningen er blevet til efter høring af Ejendomsforeningen Danmark, Jydske Grundejerforeninger, Lejernes Landsorganisation, Erhvervslejernes Landsorganisation, Dansk Handel & Service og De Samvirkende Købmænd.
Erhvervslejeloven er en lov, der bygger på en høj grad af aftalefrihed. Aftalefriheden betyder, at udlejer og lejer - udover lejens størrelse og regulering - skal tage stilling til en række spørgsmål, f.eks. om lejeforholdets varighed, fordelingen af vedligeholdelsespligten, lejers afståelsesret, erstatning osv. Lejens størrelse bør afspejle, hvilke øvrige vilkår, man har forhandlet sig frem til.
Samtidig stiller aftalefriheden nogle krav til både lejer og udlejer om at "være vågne", når der forhandles en lejekontrakt om et erhvervslejemål.
Nedenfor er nævnt de områder, som man skal være særligt opmærksom på ved indgåelse af en erhvervslejekontrakt. Desuden beskrives opsigelsesreglerne i korte træk.
Indgåelse af lejeaftale
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Vedligeholdelse i lejeperioden § 16
Ifølge bestemmelsen har udlejeren pligten til al vedligeholdelse af ejendommen og de lejede lokaler.
Det kan aftales, at lejeren skal overtage vedligeholdelsespligten helt eller delvis.
Lejers ombygninger, installationer og retablering §§ 36-39 og § 75
Bestemmelserne drejer sig om, hvilke ombygninger og installationer, lejeren har ret til at gennemføre i det lejede.
Udgangspunktet er ifølge § 36, at lejeren skal have samtykke fra udlejeren til at forandre de lejede lokaler.
Hvis udlejeren efter § 36 giver lejeren samtykke til at foretage en ændring, så er udgangpunktet, at lejeren ikke skal fjerne ændringen igen ved fraflytning (retablering). Udlejeren kan dog kræve retablering (§ 75, stk. 2).
Hvis lejeren gerne vil fjerne ændringen, skal lejeren aflevere de lejede lokaler til udlejeren i samme stand som ved overtagelsen (§ 75, stk. 1).
Ifølge § 37 har lejeren ret til at foretage sædvanlige installationer i sit lejemål. Dette gælder dog ikke, hvis udlejeren kan påvise, at ejendommens el- og afløbskapacitet ikke er tilstrækkelig. Lejeren skal give besked til udlejeren i rimelig tid, inden installationen foretages. Denne ret kan ikke fraviges i lejekontrakten.
Ifølge § 39 har lejeren også ret til at opsætte skilte, udhængsskabe og automater m.v. i sædvanligt omfang.
I begge disse tilfælde er udgangspunktet, at lejeren ikke har pligt til at fjerne installationen eller skiltet ved fraflytningen. Hvis lejeren gerne vil fjerne ændringen, gælder det også her, at lejeren skal aflevere de lejede lokaler til udlejeren i samme stand som ved overtagelsen (§ 75, stk. 1).
Det fremgår af § 38, at lejeren ifølge stk. 1 har ret til at foretage ombygninger, der er sædvanlige for lejerens virksomhed, og kan gennemføre disse efter at have givet udlejeren meddelelse om ombygningen.
Udlejeren kan dog modsætte sig ombygningen, hvis den vil være til ulempe for ejendommen eller de andre lejere.
Bestemmelsen gælder, hvis parterne ikke har aftalt noget andet i lejekontrakten.
Ifølge stk. 2 har lejeren også ret til at foretage sådanne installationer og ombygninger, som er nødvendige for at opfylde krav fra en offentlig myndighed. Denne ret kan ikke fraviges i lejekontrakten.
Der er heller ikke i denne situation noget krav om, at udlejeren skal give samtykke, men udlejeren skal have mulighed for til en vis grad at bestemme, f.eks. hvor den nødvendige installation skal placeres.
Lejeren skal være opmærksom på, at, hvis ikke andet er aftalt, har lejeren ifølge § 38 pligt til at fjerne ombygningen eller installationen ved lejeforholdets ophør. Når lejeren forlader lejemålet, skal de lejede lokaler altså se ud som dengang, lejeperioden begyndte.
Der er som nævnt både i § 37, § 38 og § 39 tale om en ret for lejeren, men i forbindelse med en opsigelse kan lejeren kun få erstatning for de ændringer, som er gennemført med udlejerens samtykke.
Istandsættelse ved fraflytning §§ 74
Hvis ikke andet er aftalt, skal lejeren aflevere det lejede i samme vedligeholdelsesstand som ved overtagelsen. Det vil sige, at lejeren skal betale for istandsættelse af de dele af lejemålet, som lejeren har vedligeholdelsespligten til ifølge lejekontrakten.
Bestemmelsen kan fraviges ved aftale, hvilket vil sige, at parterne i lejekontrakten kan tage stilling til, i hvilken stand de lejede lokaler skal være ved lejerens fraflytning.
Afståelsesret § 55
Man skal ved indgåelse af lejekontrakten være opmærksom på, at det skal aftales, om lejeren skal have afståelsesret.
Skriver man ikke noget om det i kontrakten, har lejeren ifølge bestemmelsen afståelsesret til lejemålet. Det vil sige, at lejeren har ret til at lade en anden lejer inden for samme branche fortsætte lejeforholdet på uforandrede vilkår.
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Lejers opsigelse
Lejeren kan efter § 60 opsige lejekontrakten uden særlig grund.
Er der aftalt uopsigelighed fra lejerens side, kan lejeren dog ikke opsige lejekontrakten i uopsigelighedsperioden.
Er lejekontrakten tidsbestemt, kan lejeren efter § 63 kun opsige, hvis det er aftalt med udlejeren, at opsigelse kan ske i lejeperioden.
Opsigelsesvarslet er efter § 64 3 måneder, dog 1 måned for garager, stalde og lignende, medmindre andet varsel, kortere eller længere, er aftalt med udlejeren.
Der siges op til den første i en måned.
Udlejers opsigelse
Udlejeren kan efter § 61, bortset fra opsigelse efter § 14, kun opsige lejekontrakten, når en af lovens særlige opsigelsesgrunde foreligger.
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| Translation - English
English
Checklist
The Danish Business Rent Act
Drawn up by the Danish Ministry of Housing and Urban Affairs
This guide is intended to help tenants and landlords who wish to enter into a contract for the lease of commercial premises. It is important to note that this guide cannot “stand alone”, but should be read together with the wording of the Act.
The guide has been drawn up after consultation with the Danish Property Federation, the property owners’ association in Jutland (Jydske Grundejerforeninger), the Tenants’ Union in Denmark (LLO), the national commercial tenants’ organisation (Erhvervslejernes Landsorganisation), Danish Commerce & Services, and the Federation of Retail Grocers.
The Business Rent Act is built up to allow considerable freedom of contract. This freedom of contract means that in addition to the amount of the rent and its regulation, the landlord and tenant must consider a number of other issues, for instance the duration of the tenancy, the allocation of the duties of maintenance, the tenant’s rights of assignment, compensation etc. The amount of the rent should reflect which other terms the parties have negotiated and agreed upon.
At the same time, freedom of contract makes demands on both the tenant and the landlord to “stay alert” when a lease contract is negotiated for a commercial tenancy.
Some important areas are described below which require special attention when entering into a contract for a commercial tenancy. The rules for termination are also briefly described.
Entering into a lease contract
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Maintenance during the period of the lease, S. 16
According to S. 16 the landlord is obliged to carry out all maintenance of the property and the rented premises.
It may be agreed that the tenant shall take over the duty of maintenance wholly or partially.
The tenant’s reconstructions, installations and re-establishment,
Sections 36-39 and 75
These rules are concerned with which reconstructions the tenant may carry out and what installations he is allowed to set up in the rented area.
According to S. 36, the point of departure is that the tenant must obtain the consent of the landlord before altering the rented premises.
Under S. 36, if the landlord allows the tenant to make alterations, then the point of departure is that the tenant need not remove the alterations again when vacating the property (re-establishment). However, the landlord may require re-establishment (S. 75 (2)).
If the tenant is willing to remove the alteration, then the tenant must hand back the rented premises to the landlord in the same condition as when they were taken over (S. 75 (1)).
According to S. 37, the tenant has the right to set up normal installations in the rented premises. This does not apply, however, if the landlord can provide evidence that the electricity supply or the drainage capacity of the property is insufficient. The tenant must give notice to the landlord in good time before setting up the installation. The lease contract must not derogate from the rule granting this right.
According to S. 39 the tenant is entitled to set up a normal amount of signs, display cases and machines etc.
In both these cases the point of departure is that the tenant is not obliged to remove the installations or signs on vacating the property. If the tenant is willing to remove the alterations, then it also applies here that the tenant must hand back the rented premises to the landlord in the same condition as when they were taken over (S. 75 (1)).
S. 38 states that according to subsection 1 the tenant is entitled to make reconstructions that are normal for the tenant’s business, and may have these carried out after notifying the landlord of the reconstruction.
The landlord may oppose the reconstruction, however, if it will be detrimental to the property or the other tenants.
The rule applies unless the parties have agreed otherwise in the lease contract.
According to subsection 2, the tenant is also entitled to have installations set up and alterations carried out which are necessary in order to meet the requirements of a public authority. The lease contract must not derogate from the rule granting this right.
In this situation there is no requirement that the landlord must give his consent, but the landlord must have the opportunity to exert a certain influence on decisions, for instance where the necessary installation is to be placed.
The tenant should note that, unless otherwise agreed, according to S. 38 the tenant is under an obligation to remove the reconstruction or installation when the lease is terminated. When the tenant leaves the property, the rented premises must thus appear as they did at the beginning of the lease period.
As mentioned, rights are established in S. 37, S. 38 and S. 39 for the tenant, but in connection with notice of termination, the tenant may only receive compensation for alterations which have been made with the consent of the landlord.
Repairs on vacation of the property, Section 74
Unless otherwise agreed, the tenant must hand back the rented premises in the same state of repair as when they were taken over. This means that the tenant must pay for repairs to the parts of the rented property where the tenant was responsible for maintenance according to the lease contract.
The parties may derogate from this rule by agreement, which means that, when drawing up the lease contract, the parties may decide what state the rented premises must be in when the tenant vacates them.
Right of assignment, Section 55
The parties should note when entering into the lease contract that they must agree on the question of right of assignment.
If no mention of it is made in the contract, then according to the rule, the tenant has the right of assignment of the rented area. This means that the tenant is entitled to allow another tenant in the same business continue the tenancy on unaltered terms.
…
Termination by the tenant
According to S. 60 the tenant may terminate the lease agreement without giving any particular reason.
However, if it has been agreed that the contract is non-terminable on the part of the tenant, he may not terminate the contract during the period of non-terminability.
If the contract is for a limited period, according to S. 63 the tenant may only give notice of termination if he has agreed with the landlord that the contract may be terminated during the period for which it applies.
According to S. 64, the period of notice of termination is three months; but it is one month, however, for garages, stables and the like, unless another period of notice, either longer or shorter, has been agreed upon with the landlord.
Notice must be given to take effect on the first day of a month.
Termination by the landlord
According to S. § 61, apart from termination according to S. 14, the landlord may only terminate the lease contract when one of the particular reasons for termination exists as set out in the Act.
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More Less | | Christine A | | OTHER-Special Language Diploma, University of Southern Denmark, (ED) | | Years of translation experience: 10. Registered at ProZ.com: May 2003. Became a member: Jun 2003. | Danish to English (Chartered Institute of Linguists, verified)
| | IOL, FKS | | Adobe Acrobat, Microsoft Excel, Microsoft Word, Microsoft Office: Word, Excel, PowerPoint, Powerpoint, SDL TRADOS, Wordfast | | Christine Andersen endorses ProZ.com's Professional Guidelines. | | About me
This person serves as a ProZ.com moderator
KudoZ communities: Danish to English, English to Danish
Informative business, technical and medical translation
- accurate and readable
Member of the
Chartered Institute of Linguists
I only translate into my native language, UK English, because I want my texts to be 100% correct. Understanding the source is half of translation, and my source language, Danish, has become my second native language. I trained at universities in England and Denmark. My particular interests are medical translation and law, but I also studied technical librarianship, gaining an insight into a wide range of texts and how to write for different target groups.
To keep my skills up to date, I still take open university courses and attend training days in my specialist areas.
I have had work experience in several different fields including
writing abstracts for a technical journal
the health services - caring for patients at home
an international museum and tourism
as an in-house translator with a major Danish translation agency
Living in Denmark, I also translate from Swedish and Norwegian, focusing on tourism and business or sales information for the general reader. I am not qualified for specialist work in these languages, however. Contacts in Sweden and Norway help if needed with technical or topical details. Regular clients like my style and come back for more.
It's the client's text. Whether translating, proof reading or editing, I am always ready to consult the author of the source text and discuss how to fit the English translation to the specific target group.
I look at the message, not just the words.
By concentrating on what I do best
I know I can deliver quality
I am not a Danish State Authorised Translator.
I cannot certify documents in Denmark,
but refer to colleagues who can.
Business correspondence
Reports
Public information
Contracts
Technical texts
Product specifications
Speeches
Websites
Publicity
Property
Family law
Medical
Proof reading
Checking and editing
* Grew up in a multilingual community - conscious of cultural differences and 'global English'.
* Training in technical librarianship (BSc, UK)
* Postgraduate diploma in translation
* Five years' in-house experience with a major Danish agency translating a wide range of business and public sector texts
* Over 20 years residence in Denmark.
* Work experience in industry, publishing, tourism and the health and home-care services.
* Now a freelance translator with a strong network of colleagues and experts in many fields.
Qualifications:
Special Language Diploma (ED) awarded by the University of Southern Denmark
Additional modules in Law and Medical translation
B.Sc. Information Science (Leeds Polytechnic)
* * * * *
MCIL - Member, Chartered Institute of Linguists, UK;
K&S (previously EsF), Denmark
Standard rates: (negotiable depending on the text, extra charges for formatting, tables, text in spreadsheets or similar.)
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Keywords: Business, correspondence, reports, contracts, technical, speeches, Family law, medical translation, medical proof reading, publicity, property transactions, menus, food, nutrition, environment, product specifications, checking, editing, tourism, travel, marketing, consumer information, human resources, ecology, recycling, health & safety
Profile last updated
Nov 6 |
