Perpetual Usufruct vs. Ownership in Poland

The relationship between perpetual usufruct and full ownership rights has been a subject of interest for apartment owners, businesses, and local government units for years. This system, introduced in Poland after World War II, was a response to the needs of national reconstruction and the regulation of land ownership issues, especially in urban areas. However, contemporary economic and social conditions mean that more and more entities are seeking to transform perpetual usufruct into indefinite ownership rights. So, what are the available options, what costs does it generate, and what does the procedure for such a change look like?

The Difference Between Perpetual Usufruct and Ownership
The key difference lies in the scope of rights. In the case of perpetual usufruct, a natural or legal person uses land that remains owned by the State Treasury or municipality. The perpetual usufructuary has the right to manage the property in a manner similar to an owner, but their rights are time-limited – the agreement is usually concluded for 99 years, with an option to extend.

Ownership, on the other hand, provides full, indefinite rights to dispose of the property, including its sale, donation, or mortgage. There is no obligation to renew rights or pay periodic fees for land use. Therefore, an owner enjoys greater legal certainty and freedom in asset management than a perpetual usufructuary.

The Procedure for Transforming Perpetual Usufruct into Ownership
In response to the need to simplify regulations and strengthen the protection of citizens' rights, the legislator introduced a mechanism for the legal transformation of perpetual usufruct into ownership. The procedure applies to both natural and legal persons who are perpetual usufructuaries of built-up properties.

Initiating the process requires obtaining an administrative decision, usually issued by the municipality or district authority. This document states that the land with the building located on it meets the statutory conditions for transformation. It is worth emphasizing that for many usufructuaries, the transformation occurs by operation of law, i.e., automatically, without the need to submit an individual application.

The final stage of the procedure is the entry of ownership rights into the land and mortgage register, which formally establishes the former perpetual usufructuary as the full owner of the property.

Costs of Transformation
Transforming perpetual usufruct into ownership involves specific expenses. The primary cost is the transformation fee, the amount of which corresponds to the value of the previous land use fees. This fee can usually be spread into installments payable over a period of up to 20 years.

In certain situations, especially when the transformation concerns individuals owning residential units, it is possible to benefit from a discount. Experts indicate that, subject to certain conditions (e.g., a one-time payment in the first year), the discount can be as high as 60% of the fee amount.

The total cost estimate should also include the court fee for the entry into the land and mortgage register, as well as potential costs for documentation and expert opinions.

Potential transformation costs include:

• The transformation fee (with the possibility of a discount),

• Annual perpetual usufruct fees (accrued until the date of transformation),

• The court fee for the ownership entry into the land and mortgage register,

• Costs related to preparing documentation and any expert opinions.

Expiry of Perpetual Usufruct
Although perpetual usufruct is long-term, it can expire. Most often, this occurs when the usufructuary fails to fulfill contractual obligations, such as late payments or using the land contrary to its designated purpose. In such cases, the landowner (State Treasury or municipality) may seek to terminate the agreement.

However, currently, the most common form of termination of perpetual usufruct is its transformation into ownership rights. This process primarily concerns land built up with residential properties, with which usufructuaries have a permanent connection. In the case of commercially used land, perpetual usufruct may still function unless the parties decide to transform it.

In summary, the system of perpetual usufruct, historically common especially in large cities, is gradually evolving. Thanks to new regulations enabling transformation, more and more people are obtaining full rights to the properties they occupy. Understanding the procedure, costs, and principles allows for an efficient execution of this process, which translates into increased legal security and better opportunities for long-term property management.