Hypoteční úvěr: co potřebujete vědět před podpisem smlouvy

When you're buying a home, the hypoteční úvěr, půjčka určená k nákupu nemovitosti, kterou zajišťujete zástavou nemovitosti. Also known as mortgage loan, it is the most common way Czech families finance their first home. But it’s not just about how much the bank will lend you—it’s about whether you can actually afford it long term. Many people focus only on the monthly payment, but forget about the hidden costs: notary fees, property appraisal, insurance, and the mandatory PENB, energetický průkaz budovy, který je povinný pro prodej nebo pronájem nemovitosti. Without it, you can’t even sign the purchase contract. And if your property doesn’t meet minimum energy standards, some banks will reduce your loan amount—or deny it entirely.

Another thing most buyers overlook: úvěrová schopnost, schopnost splácet úvěr na základě příjmů, výdajů a stávajících závazků. Banks don’t just look at your salary. They check your credit history, existing loans, even your alimony or child support. If you’ve got a car loan or credit card debt, it counts against you. And if you’re self-employed? Be ready for extra paperwork—bank statements for the last two years, tax returns, profit-and-loss statements. No shortcuts. Also, don’t forget about the kolaudace, oficiální potvrzení, že stavba odpovídá schválenému projektu a je bezpečná k používání. If you’re buying a newly built apartment, the developer must provide it. If they don’t, you might not be able to get your loan disbursed. And if you’re renovating? Some banks require proof of completed work before releasing the final tranche.

There’s no magic formula. But if you know what banks look for—documented income, clean credit, a property with a valid PENB, and a clear path to kolaudace—you’re already ahead of 80% of applicants. You’ll avoid last-minute surprises, save thousands in unnecessary fees, and actually get approved on your first try. Below you’ll find real-life examples of how people navigated these hurdles, what documents actually worked, and which mistakes cost them months—or their dream home.