Bankgaranti og depositum for næringseiendom i Norge

Størrelsen på kontrakter og utviklingsinvesteringer i næringsforhold overstiger massivt vanlige boliger. Hvis et selskap (leietaker) går til skifteretten med konkurs, vil utleiers krav havne helt nederst på prioritetslisten bak skatt, lån og lønn. Gode og solide pantesikkerheter i kontraktens bunnlinje er den desidert viktigste parameteren i norsk eiendomsforvaltning (B2B).

1. Bank Guarantee (On-Demand Guarantee) - The B2B Standard

In commercial relations (office, warehouse, retail) one very rarely uses a traditional cash deposit account. Companies need capital in operation, they do not want to tie up million amounts in cash in a closed account. The standard is that the corporate tenant instructs its Norwegian bank connection to issue a Security Guarantee (Bank Guarantee).

• Selvskyldnerkausjon: Med en selvskyldnerkausjon trenger ikke utleier først å gå til søksmål mot leietaker og bevise noe før banken kreves for penger. Man kan kreve banken (som DNB, Nordea) for skyldig leie i det øyeblikket leietaker passerer forfallsdato. Banken betaler utleier, og banken gjør deretter opp med leietaker på egen hånd.

2. Beløpsbegrensninger (Ingen 6-månedersregel i næring!)

The Tenancy Act's § 3-5 dictates in a dwelling that a pledge impossibly can pass "6 months' rent". This limit was made to protect private individuals against monstrous cynicism. In corporate life, the law's consumer regulation is waived almost automatically for security management to become realistic!

• Avtalefrihet: Hvis et AS leier av et AS, er bankgarantier frie for begrensninger. Må utleier betale et spesialtilpasset millionbeløp for "spesifikk ombygging" for teknologiselskapet som flytter inn? Da aksepteres ofte en "ombyggingsbetinget garanti" som tilsvarer 1 til kanskje 2 fulle årsleier i starten.

• Market Standard (Norsk Eiendom template): Standard contract takes its starting point in a security payment of 6 (six) months' rent plus VAT, and most often adjusted along the way through exchangeable common cost contribution factor.

3. Garantiens varighet – Tidsrisikoen

The biggest mistake inexperienced commercial managers make in an agreement, is not to check the text's Duration clause.

• The lease agreement reads "The rent expires on Dec 31, 2030." If the Guarantee agreement from the private bank says "The guarantors' guarantee obligation runs until date: Dec 31, 2030", then the property manager is extremely thinly positioned!
• The bank guarantee always according to lawyers in Norway is obliged to have added for security: "Plus an appendage (Extra coverage) for e.g. 6 months after actual move-out and handed-over unit!" The reason is that unpaid Common cost settlements and enormous hidden demolition- /cleaning and destroyed window reports most often arise/are booked precisely two-three weeks AFTER one received the key in December. Then the guarantee that has due date before, has become worthless plastic ink.

4. Morselskapsgaranti

Through national retail chains (Narvesen, H&M, etc.) where the actual rental company that is addressed in the contract really is an empty and profit-poor AS that only runs the one local coffee shop, but is backed up by a gigantic European/Nordic billion-parent company, the owner can decline expensive paper bank fees for the store managers: They are requested instead to have signed in a Corporate Guarantee (Parent Company Guarantee), where the "Holding company X" guarantees and sells itself dearly through the signature to central ownership if its subsidiary's invoice omitted! This is more bureaucratization, and if the corporation falls under in a foreign crash – your safety net is uninterruptedly burned down. The bank is safest.

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