From: "Liis Miller" <Liis.Miller@tkmgrupp.ee>
To: "Justiits- ja Digiministeerium" <info@justdigi.ee>,
	"Karin Maisvee - JUSTDIGI" <karin.maisvee@justdigi.ee>
Cc: "Raul Puusepp" <Raul.Puusepp@tkmgrupp.ee>,
	=?utf-8?Q?'Peeter_K=C3=BCtt'?= <peeter.kytt@nginvest.ee>
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Date: Mon, 20 Jul 2026 14:34:18 +0300
Keywords: liivia
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Tähelepanu! Tegemist on välisvõrgust saabunud kirjaga.
Tundmatu saatja korral palume linke ja faile mitte avada.

Austatud Justiits- ja Digiministeeriumi esindajad
Edastan TKM Grupp AS-i seisukohad võlaõigusseaduse muutmise seaduse eelnõu 
(29.06.2026) kohta.
TKM Grupp AS on üks Eesti suurimaid kaubanduskontserne, mille tegevus hõlmab 
lisaks jaekaubandusele ka ulatuslikku kinnisvarasegmenti. Grupi 
kinnisvaraportfelli kuuluvad muu hulgas kaubanduskeskused, Selveri kaupluste 
hooned, logistikakeskus ning muud ärikinnistud, mida kasutatakse nii 
kontserni ettevõtjate tegevuseks kui ka üüritakse grupivälistele 
ettevõtjatele. Sellest tulenevalt omab TKM Grupp pikaajalist praktilist 
kogemust äriruumide üürisuhete kujundamisel ja haldamisel ning peab 
oluliseks ka äriruumide üüriregulatsiooni edasiarendamisse panustamist.
Kõnesoleva eelnõuga kavandatakse mitmete võlaõigusseaduse sätete muutmist 
seoses üürilepingu lõpetamise ning üüripinna vabastamise regulatsiooniga. 
Kuigi eelnõu keskendub peamiselt eluruumide üürisuhetele, puudutavad selles 
käsitletavad küsimused otseselt ka äriruumide üürisuhteid. Peame vajalikuks 
juhtida tähelepanu mõningatele kehtivas regulatsioonis ilmnenud 
kitsaskohtadele ning teha ettepanekud nende kõrvaldamiseks.
TKM Grupi hinnangul tuleks võlaõigusseaduse edasiarendamisel senisest 
selgemalt arvestada eluruumide ja äriruumide üürisuhete erineva eesmärgi 
ning olemusega. Kui eluruumide regulatsioon lähtub põhjendatult eluaseme 
kaitse vajadusest, siis äriruumide üürisuhted põhinevad üldjuhul 
professionaalsete turuosaliste vahelisel lepinguvabadusel ning on sageli 
lahutamatu osa ettevõtete pikaajalistest investeeringutest. Sellest 
tulenevalt vajavad need õiguskindlust toetavat ja piisavalt paindlikku 
regulatsiooni.
Kirjale lisatud dokumendis esitame kaks muudatusettepanekut, mille eesmärk 
on:

*	võimaldada äriruumi üürilepingu lõppemisel üürileandjal tõhusamalt 
taastada äriruumi valdus olukorras, kus üürnik jätab äriruumi õigusliku 
aluseta tagastamata; ning
*	suurendada lepinguvabadust pikaajaliste äriruumide üürilepingute puhul, 
võimaldades professionaalsetel lepingupooltel VÕS § 318 lõikest 1 tuleneva 
ülesütlemisõiguse kohaldamises kokkuleppel teisiti kokku leppida.

Loodame, et meie ettepanekud aitavad kaasa äriruumide üürisuhete 
regulatsiooni ajakohastamisele. Oleme hea meelega valmis ettepanekuid 
täiendavalt selgitama ning oma kogemust jagama. Palume sellekohane 
kirjavahetus edastada e-postile info@tkmgrupp.ee

Lugupidamisega,


Liis Miller


Vastavuskontrolli juht

Compliance Manager






Mob +372 <tel:+372%205340%203146>  5340 3146

Liis.Miller@tkmgrupp.ee <mailto:Liis.Miller@tkmgrupp.ee>



TKM Grupp AS

TKM Finants AS


Kaubamaja 1
,
10143
,
Tallinn
,
Estonia




www.tkmgrupp.ee <http://www.tkmgroup.ee/>  | www.partnerkaart.ee 
<http://www.partnerkaart.ee/>




Käesoleva teate sisu, sh selle manused, on konfidentsiaalsed ja on mõeldud 
kasutamiseks üksnes teate adressaadile. E-kirjas sisalduvat teavet ei tohi 
ilma saatja selgelt väljendatud loata edasi saata ega mistahes viisil 
kõrvalistele isikutele avaldada. Juhul, kui te olete saanud käesoleva teate 
eksituse tõttu, siis palume teil teavitada koheselt selle saatjat ning 
kustutada e-kiri.

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<meta http-equiv=3D"Content-Type" content=3D"text/html; =
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<table class=3D"MsoNormalTable" border=3D"0" cellspacing=3D"0" =
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mso-table-lspace:2.25pt;mso-table-rspace:2.25pt;mso-table-anchor-vertical=
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<td width=3D"100%" =
style=3D"width:100.0%;background:#FDF2F4;padding:5.25pt 3.75pt 5.25pt =
11.25pt; word-wrap:break-word" cellpadding=3D"7px 5px 7px 15px" =
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style=3D"mso-element:frame;mso-element-frame-hspace:2.25pt; =
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<span style=3D"font-size:9.0pt;font-family: &quot;Segoe =
UI&quot;,sans-serif;mso-fareast-font-family:&quot;Times New =
Roman&quot;;color:#212121"><strong>T=C3=A4helepanu!
</strong>Tegemist on v=C3=A4lisv=C3=B5rgust saabunud kirjaga.<br>
Tundmatu saatja korral palume linke ja faile mitte =
avada.<o:p></o:p></span></p>
</div>
</td>
</tr>
</tbody>
</table>
<div>
<div class=3D"elementToProof" style=3D"margin-top: 1em; margin-bottom: =
1em; font-family: Aptos, Aptos_EmbeddedFont, Aptos_MSFontService, =
Calibri, Helvetica, sans-serif; font-size: 11pt; color: rgb(0, 0, 0);">
Austatud Justiits- ja Digiministeeriumi esindajad</div>
<div class=3D"elementToProof" style=3D"margin-top: 1em; margin-bottom: =
1em; font-family: Aptos, Aptos_EmbeddedFont, Aptos_MSFontService, =
Calibri, Helvetica, sans-serif; font-size: 11pt; color: rgb(0, 0, 0);">
Edastan TKM Grupp AS-i seisukohad v=C3=B5la=C3=B5igusseaduse muutmise =
seaduse eeln=C3=B5u (29.06.2026) kohta.</div>
<div class=3D"elementToProof" style=3D"margin-top: 1em; margin-bottom: =
1em; font-family: Aptos, Aptos_EmbeddedFont, Aptos_MSFontService, =
Calibri, Helvetica, sans-serif; font-size: 11pt; color: rgb(0, 0, 0);">
TKM Grupp AS on =C3=BCks Eesti suurimaid kaubanduskontserne, mille =
tegevus h=C3=B5lmab lisaks jaekaubandusele ka ulatuslikku =
kinnisvarasegmenti. Grupi kinnisvaraportfelli kuuluvad muu hulgas =
kaubanduskeskused, Selveri kaupluste hooned, logistikakeskus ning muud =
=C3=A4rikinnistud,
 mida kasutatakse nii kontserni ettev=C3=B5tjate tegevuseks kui ka =
=C3=BC=C3=BCritakse grupiv=C3=A4listele ettev=C3=B5tjatele. Sellest =
tulenevalt omab TKM Grupp pikaajalist praktilist kogemust =
=C3=A4riruumide =C3=BC=C3=BCrisuhete kujundamisel ja haldamisel ning =
peab oluliseks ka =C3=A4riruumide =C3=BC=C3=BCriregulatsiooni
 edasiarendamisse panustamist.</div>
<div class=3D"elementToProof" style=3D"margin-top: 1em; margin-bottom: =
1em; font-family: Aptos, Aptos_EmbeddedFont, Aptos_MSFontService, =
Calibri, Helvetica, sans-serif; font-size: 11pt; color: rgb(0, 0, 0);">
K=C3=B5nesoleva eeln=C3=B5uga kavandatakse mitmete =
v=C3=B5la=C3=B5igusseaduse s=C3=A4tete muutmist seoses =
=C3=BC=C3=BCrilepingu l=C3=B5petamise ning =C3=BC=C3=BCripinna =
vabastamise regulatsiooniga. Kuigi eeln=C3=B5u keskendub peamiselt =
eluruumide =C3=BC=C3=BCrisuhetele, puudutavad selles k=C3=A4sitletavad =
k=C3=BCsimused otseselt ka
 =C3=A4riruumide =C3=BC=C3=BCrisuhteid. Peame vajalikuks juhtida =
t=C3=A4helepanu m=C3=B5ningatele kehtivas regulatsioonis ilmnenud =
kitsaskohtadele ning teha ettepanekud nende k=C3=B5rvaldamiseks.</div>
<div class=3D"elementToProof" style=3D"margin-top: 1em; margin-bottom: =
1em; font-family: Aptos, Aptos_EmbeddedFont, Aptos_MSFontService, =
Calibri, Helvetica, sans-serif; font-size: 11pt; color: rgb(0, 0, 0);">
TKM Grupi hinnangul tuleks v=C3=B5la=C3=B5igusseaduse edasiarendamisel =
senisest selgemalt arvestada eluruumide ja =C3=A4riruumide =
=C3=BC=C3=BCrisuhete erineva eesm=C3=A4rgi ning olemusega. Kui =
eluruumide regulatsioon l=C3=A4htub p=C3=B5hjendatult eluaseme kaitse =
vajadusest, siis =C3=A4riruumide =C3=BC=C3=BCrisuhted
 p=C3=B5hinevad =C3=BCldjuhul professionaalsete turuosaliste vahelisel =
lepinguvabadusel ning on sageli lahutamatu osa ettev=C3=B5tete =
pikaajalistest investeeringutest. Sellest tulenevalt vajavad need =
=C3=B5iguskindlust toetavat ja piisavalt paindlikku regulatsiooni.</div>
<div class=3D"elementToProof" style=3D"margin-top: 1em; margin-bottom: =
1em; font-family: Aptos, Aptos_EmbeddedFont, Aptos_MSFontService, =
Calibri, Helvetica, sans-serif; font-size: 11pt; color: rgb(0, 0, 0);">
Kirjale lisatud dokumendis esitame kaks muudatusettepanekut, mille =
eesm=C3=A4rk on:</div>
<ul data-spread=3D"false">
<li style=3D"font-family: Aptos, Aptos_EmbeddedFont, =
Aptos_MSFontService, Calibri, Helvetica, sans-serif; font-size: 11pt; =
color: rgb(0, 0, 0);">
v=C3=B5imaldada =C3=A4riruumi =C3=BC=C3=BCrilepingu l=C3=B5ppemisel =
=C3=BC=C3=BCrileandjal t=C3=B5husamalt taastada =C3=A4riruumi valdus =
olukorras, kus =C3=BC=C3=BCrnik j=C3=A4tab =C3=A4riruumi =C3=B5igusliku =
aluseta tagastamata; ning</li><li style=3D"font-family: Aptos, =
Aptos_EmbeddedFont, Aptos_MSFontService, Calibri, Helvetica, sans-serif; =
font-size: 11pt; color: rgb(0, 0, 0);">
suurendada lepinguvabadust pikaajaliste =C3=A4riruumide =
=C3=BC=C3=BCrilepingute puhul, v=C3=B5imaldades professionaalsetel =
lepingupooltel V=C3=95S =C2=A7 318 l=C3=B5ikest 1 tuleneva =
=C3=BCles=C3=BCtlemis=C3=B5iguse kohaldamises kokkuleppel teisiti kokku =
leppida.</li></ul>
<div class=3D"elementToProof" style=3D"margin-top: 1em; margin-bottom: =
1em; font-family: Aptos, Aptos_EmbeddedFont, Aptos_MSFontService, =
Calibri, Helvetica, sans-serif; font-size: 11pt; color: rgb(0, 0, 0);">
Loodame, et meie ettepanekud aitavad kaasa =C3=A4riruumide =
=C3=BC=C3=BCrisuhete regulatsiooni ajakohastamisele. Oleme hea meelega =
valmis ettepanekuid t=C3=A4iendavalt selgitama ning oma kogemust jagama. =
Palume sellekohane kirjavahetus edastada e-postile =
info@tkmgrupp.ee&nbsp;</div>
<div class=3D"elementToProof" style=3D"margin-top: 1em; margin-bottom: =
1em; font-family: Aptos, Aptos_EmbeddedFont, Aptos_MSFontService, =
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<br>
</div>
<div class=3D"elementToProof" style=3D"margin-top: 1em; margin-bottom: =
1em; font-family: Aptos, Aptos_EmbeddedFont, Aptos_MSFontService, =
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Lugupidamisega,</div>
<div style=3D"font-family: Aptos, Aptos_EmbeddedFont, =
Aptos_MSFontService, Calibri, Helvetica, sans-serif; font-size: 11pt; =
color: rgb(0, 0, 0);">
<br>
</div>
<div id=3D"Signature">
<table role=3D"presentation" cellspacing=3D"0" cellpadding=3D"0" =
border=3D"0" style=3D"direction: ltr; white-space: nowrap; width: 100%; =
color: rgb(0, 0, 1); border-collapse: collapse; border-spacing: 0px; =
box-sizing: border-box;" id=3D"table_0">
<tbody>
<tr>
<td align=3D"left" style=3D"direction: ltr; white-space: nowrap; =
vertical-align: top;">
<div style=3D"direction: ltr; white-space: nowrap; font-family: Aptos; =
font-size: 14.67px; color: rgb(0, 0, 1);">
<span style=3D"font-weight: 700;">Liis&nbsp;Miller</span></div>
</td>
<td style=3D"direction: ltr; white-space: nowrap;">
<div style=3D"direction: ltr; white-space: nowrap; font-size: 1px; =
color: rgb(255, 255, 255);">
<span style=3D"font-family: remialcxesans; line-height: 1px; =
font-weight: 700;">=E2=80=8B</span><span style=3D"font-family: =
template-LovvVAsSEfCqpwANOkljUg; line-height: 1px; font-weight: =
700;">=E2=80=8B</span><span style=3D"font-family: zone-1; line-height: =
1px; font-weight: 700;">=E2=80=8B</span><span style=3D"font-family: =
zones-AQ; line-height: 1px; font-weight: 700;">=E2=80=8B</span><span =
style=3D"font-family: sigsh-01HDvZeiPf1vHh1GG4IY94Fw; line-height: 1px; =
font-weight: 700;">=E2=80=8B</span></div>
</td>
</tr>
<tr>
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nowrap; vertical-align: top;">
<div style=3D"direction: ltr; white-space: nowrap; font-family: Aptos; =
font-size: 14.67px; color: rgb(0, 0, 1);">
Vastavuskontrolli&nbsp;juht</div>
</td>
</tr>
<tr>
<td colspan=3D"2" align=3D"left" style=3D"direction: ltr; white-space: =
nowrap; vertical-align: top;">
<div style=3D"direction: ltr; white-space: nowrap; font-family: Aptos; =
font-size: 14.67px; color: rgb(0, 0, 1);">
Compliance&nbsp;Manager</div>
</td>
</tr>
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nowrap; vertical-align: top;">
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<br>
</div>
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nowrap; vertical-align: top;">
<div style=3D"font-family: Aptos; font-size: 14.67px; color: rgb(0, 0, =
1);"><span style=3D"font-weight: 700;"><br>
</span></div>
</td>
</tr>
<tr>
<td colspan=3D"2" align=3D"left" style=3D"direction: ltr; white-space: =
nowrap; vertical-align: top;">
<div style=3D"direction: ltr; white-space: nowrap; font-family: Aptos; =
font-size: 14.67px; color: rgb(0, 0, 1);">
<span style=3D"font-weight: 700;">Mob</span>&nbsp;<a =
href=3D"tel:+372%205340%203146" target=3D"_blank" id=3D"LPlnk689713" =
style=3D"color: rgb(0, 0, 1); text-decoration: =
none;">+372&nbsp;5340&nbsp;3146</a></div>
</td>
</tr>
<tr>
<td colspan=3D"2" align=3D"left" style=3D"direction: ltr; white-space: =
nowrap; vertical-align: top;">
<div style=3D"direction: ltr; white-space: nowrap; font-family: Aptos; =
font-size: 14.67px; color: rgb(0, 0, 1);">
<a href=3D"mailto:Liis.Miller@tkmgrupp.ee" target=3D"_blank" =
id=3D"LPlnk689713" style=3D"color: rgb(0, 0, 1); text-decoration: =
none;">Liis.Miller@tkmgrupp.ee</a></div>
</td>
</tr>
<tr>
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nowrap; vertical-align: top;">
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font-size: 14.67px; color: rgb(0, 0, 1);">
&nbsp;</div>
</td>
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nowrap; vertical-align: top;">
<div style=3D"direction: ltr; white-space: nowrap; font-family: Aptos; =
font-size: 14.67px; color: rgb(0, 0, 1);">
TKM&nbsp;Grupp&nbsp;AS</div>
</td>
</tr>
<tr>
<td colspan=3D"2" align=3D"left" style=3D"direction: ltr; white-space: =
nowrap; vertical-align: top;">
<div style=3D"direction: ltr; white-space: nowrap; font-family: Arial; =
font-size: 15px; color: rgb(0, 0, 1);">
TKM&nbsp;Finants&nbsp;AS&nbsp;</div>
</td>
</tr>
<tr>
<td colspan=3D"2" align=3D"left" style=3D"direction: ltr; white-space: =
nowrap; vertical-align: top;">
<table role=3D"presentation" cellspacing=3D"0" cellpadding=3D"0" =
border=3D"0" style=3D"direction: ltr; white-space: nowrap; color: rgb(0, =
0, 1); border-collapse: collapse; border-spacing: 0px; box-sizing: =
border-box;">
<tbody>
<tr>
<td align=3D"left" style=3D"direction: ltr; white-space: nowrap; =
vertical-align: top;">
<div style=3D"direction: ltr; white-space: nowrap; font-family: Aptos; =
font-size: 14.67px; color: rgb(0, 0, 1);">
Kaubamaja&nbsp;1</div>
</td>
<td align=3D"left" style=3D"direction: ltr; white-space: nowrap; =
vertical-align: top;">
<div style=3D"direction: ltr; white-space: nowrap; font-family: Aptos; =
font-size: 14.67px; color: rgb(0, 0, 1);">
,</div>
</td>
<td align=3D"left" style=3D"direction: ltr; white-space: nowrap; =
vertical-align: top;">
<div style=3D"direction: ltr; white-space: nowrap; font-family: Aptos; =
font-size: 14.67px; color: rgb(0, 0, 1);">
10143</div>
</td>
<td align=3D"left" style=3D"direction: ltr; white-space: nowrap; =
vertical-align: top;">
<div style=3D"direction: ltr; white-space: nowrap; font-family: Aptos; =
font-size: 14.67px; color: rgb(0, 0, 1);">
,&nbsp;</div>
</td>
<td align=3D"left" style=3D"direction: ltr; white-space: nowrap; =
vertical-align: top;">
<div style=3D"direction: ltr; white-space: nowrap; font-family: Aptos; =
font-size: 14.67px; color: rgb(0, 0, 1);">
Tallinn</div>
</td>
<td align=3D"left" style=3D"direction: ltr; white-space: nowrap; =
vertical-align: top;">
<div style=3D"direction: ltr; white-space: nowrap; font-family: Aptos; =
font-size: 14.67px; color: rgb(0, 0, 1);">
,</div>
</td>
<td align=3D"left" style=3D"direction: ltr; white-space: nowrap; =
vertical-align: top;">
<div style=3D"direction: ltr; white-space: nowrap; font-family: Aptos; =
font-size: 14.67px; color: rgb(0, 0, 1);">
Estonia</div>
</td>
</tr>
</tbody>
</table>
</td>
</tr>
<tr>
<td colspan=3D"2" align=3D"left" style=3D"direction: ltr; white-space: =
nowrap; vertical-align: top;">
<div style=3D"direction: ltr; white-space: nowrap; font-family: Aptos; =
font-size: 14.67px; color: rgb(0, 0, 1);">
&nbsp;</div>
</td>
</tr>
<tr>
<td colspan=3D"2" align=3D"left" style=3D"direction: ltr; line-height: =
normal; white-space: nowrap; vertical-align: top;">
<span style=3D"font-size: 0px; color: rgb(0, 0, 1);"><img width=3D"450" =
height=3D"80" style=3D"width: 450px; height: 80px; max-width: 450px; =
max-height: 80px; min-width: 450px; min-height: 80px;" size=3D"29470" =
data-outlook-trace=3D"F:1|T:1" =
src=3D"cid:7004e2a1-7bc1-48cb-a461-afc237893c31"></span></td>
</tr>
<tr>
<td colspan=3D"2" align=3D"left" style=3D"direction: ltr; white-space: =
nowrap; vertical-align: top;">
<div style=3D"direction: ltr; white-space: nowrap; font-family: =
Arial;"><span style=3D"font-size: 12px; color: rgb(0, 0, 1);"><a =
href=3D"http://www.tkmgroup.ee/" target=3D"_blank" id=3D"LPlnk689713" =
style=3D"color: rgb(0, 0, 1); text-decoration: =
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