Každá banka má pro hodnocení bonity zájemce o hypotéku svoji vlastní metodiku. Proto se běžně stává, že zatímco jedna banka podnikateli hypotéku bez problémů schválí, u jiné se naopak dočká odmítnutí. Tímto způsobem se poskytovatelé hypoték snaží „vybírat“ určitý typ klientů. Některé banky se více zaměřují na běžné občany, jiné zase na firmy, podnikatele obecně nebo se specializují jen na určité profese (např. lékaře, právníky apod.). Vzhledem k rozdílnému přístupu poskytovatelů hypoték se vyplatí obrátit na nezávislého hypotečního poradce, který se orientuje v metodice jednotlivých bank a je schopen vybrat tu nejvhodnější.
TIP: Podnikáte a hledáte nejvýhodnější hypotéku? Online hypoteční kalkulačka vám vyhledá aktuálně nejvýhodnější nabídky na trhu.
Živnostníkům může pomoci změna výpočtu výdajů
Pokud se živnostník uchází o hypotéku, dokládá bance výši svých příjmů daňovým přiznáním. Výši ročního čistého příjmu lze ovlivnit změnou účtování výdajů. Živnostníci mohou v daňovém přiznání uplatňovat buď skutečné výdaje, využít paušální výdaje procentem z příjmů, nebo nově také platit jednu paušální daň (pozn. v tomto případě živnostník nepodává daňové přiznání a nemusí vést ani žádnou další daňovou evidenci. Banky teprve hledají způsob, jak příjmy těchto zájemců o hypotéku posuzovat). Při úvahách o změně uplatňovaných výdajů je potřeba rovněž zvážit i novou výši daně z příjmu a odvodů na zdravotní a sociální pojištění.
Některé banky umí modifikovat výdaje
Banky mohou u vybraných profesí mírně modifikovat paušální výdaje (pozn. nejčastěji o 10 až 20 %), čímž se zájemci o hypotéku zvýší příjem a snáze dosáhne na vyšší hypotéku. Tuto modifikaci mohou některé banky uplatnit například u IT odborníků a řady dalších oborů, kde podnikatelé ve svém daňovém přiznání využívají paušální výdaje. Zkušený hypoteční poradce má přehled o tom, které banky jsou ochotny výdaje modifikovat a do jaké míry.
Předschválený limit a obratová hypotéka
Jedna banka na trhu nabízí předschválený limit hypotéky na základě pohybů peněz na bankovním účtu. Pokud na účet přichází pravidelně dostatečně vysoká částka, může banka tuto skutečnost při posuzování bonity zájemce o hypotéku zohlednit. Pravidelné příjmy mívají například vysoce kvalifikovaní odborníci, kteří dlouhodobě pracují pro několik firem a za své služby si účtují měsíční paušál.
Několik českých bank nabízí i obratovou hypotéku. Ta je výhodná pro OSVČ, které mají vysoké náklady a zbývá jim velmi nízký základ daně. Nicméně jejich roční obrat je natolik vysoký (pozn. v řádu milionů korun), že z něj banka dokáže na základě své metodiky výpočtu určit vyšší příjem, než jaký by vycházel ze základu daně.
Navýšení pravidelné odměny majitele firmy
Majitelé firem mohou mít ze svých společností dva druhy příjmů. Prvním z nich je pravidelně vyplácená odměna, druhým výplata podílu na zisku firmy. V praxi je velmi často využívána kombinace obou možností.
Pro banku je při schvalování hypotéky klíčový pravidelný zdroj příjmu, tedy odměna majitele firmy, ze které se odvádí sociální a zdravotní pojištění i daň z příjmu. Pokud tedy podnikatel uvažuje o hypotéce, měla by být výše jeho pravidelné odměny dostatečná pro dosažení požadované hypotéky.
Výplata celého zisku firmy nebo jeho části banky nepovažují za pravidelný a stabilní zdroj příjmu. K těmto příjmům některé banky mohou přihlédnout, ale pouze tehdy, kdy je firma dlouhodobě zisková a majitel si již řadu let tento zisk vyplácí.
Pokud si podnikatelé nevyplácí žádnou mzdu ani podíly na zisku firmy, existuje pro ně ještě řešení v podobě výpočtu z podkladů firmy. Žadatel o hypotéku s majetkovým podílem ve firmě překládá bance rozvahu a výkaz zisků a ztrát. Banka z těchto podkladů o hospodaření firmy vypočítá možný uznatelný příjem. Toto řešení nabízí tři banky a většinou vychází velmi dobře.
Přizvání další osoby
Pokud mají podnikatelé při schvalování hypotéky problém s bonitou, mohou si pozvat na pomoc dalšího spolužadatele. Může se jednat například o partnera či partnerku s dostatečně vysokým příjmem ze zaměstnání nebo podnikání, vydělávajícího manžela či manželku nebo také rodiče.
Možností, jak mohou získat podnikatelé hypotéku, je celá řada a vždy je výhodné spolupracovat s nezávislým hypotečním specialistou.
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