Can the owner commission their own valuation?

Yes, you can submit a private expert report as evidence. However, neither the enforcement officer nor the court is automatically bound by it, and they will weigh it together with the other materials.

Is there a deadline for objecting to the price?

The deadline is stated in the instructions attached to the resolution on the price. If you miss it, your options may be significantly limited, so act on it as soon as the resolution is delivered.

Will filing objections stop the auction?

You should not assume so. It depends on the type of appeal and on the decision of the enforcement officer or court. Always follow the instructions in the resolution and, if possible, consult a lawyer.

Property Valuation in Czech Enforcement: Who Does It and How to Challenge a Low Price

Q: How does the property price relate to the minimum bid?

At auction, the minimum bid is two thirds of the final price (Section 336e of the Civil Procedure Code, applied by analogy in enforcement). A lower price therefore means a lower minimum bid.

Published 12 October 2026

The price of a property in enforcement proceedings (exekuce) is set on the basis of a report by a court-appointed expert, who is appointed by the enforcement officer (exekutor) or the court. The owner may comment on the price, point out specific defects in the report and lodge an appeal, but no outcome can be guaranteed. The price matters because the minimum bid at auction is calculated from it.

Summary

A court-appointed expert values the property; the enforcement officer (exekutor) or the court then sets the price by a resolution (usnesení).
The minimum bid at auction is two thirds of the final price (Section 336e of the Civil Procedure Code, applied by analogy in enforcement).
Objections are worth making when they target specific errors: condition, accessories, easements or comparable properties.
Watch the deadlines given in the instructions attached to the resolution; missing them can significantly limit your options.
Success cannot be guaranteed, so it is wise to consider other options as well.

Who values a property in enforcement, and why

Before an auction, someone must establish roughly what the property could be sold for. The sale of immovable property is governed by the Civil Procedure Code No. 99/1963 Coll. (Section 335 et seq.), which is applied by analogy in enforcement under the Enforcement Code No. 120/2001 Coll. The price of the property and its accessories is determined by a court-appointed expert (soudní znalec) in property valuation, appointed by the enforcement officer (exekutor) or, in some cases, by the court.

The expert usually inspects the property, describes its condition, assesses its location, identifies any encumbrances and sets the price using the applicable valuation methods. On the basis of the report, the enforcement officer then issues a resolution on the price (usnesení o ceně), which is delivered to the parties to the proceedings, including you as the debtor (povinný).

For a general overview of the whole process, see the article Exekuce na nemovitost: jak probíhá a co dělat v každé fázi.

How the price relates to the minimum bid

The price in the report is not just a formality. At auction, the minimum bid (nejnižší podání) is two thirds of the final price (Section 336e of the Civil Procedure Code, applied by analogy in enforcement). If the price is set too low, the minimum bid will be low too, and the property may be sold for less than you consider its real value.

An auction is usually the most expensive route for a debtor, and the proceeds go first towards the costs of the proceedings and the creditors. A low price can therefore mean less is available to repay the debt, and less left over for you. You can compare the options roughly using the auction vs. sale calculator.

What to check in the valuation report

Simply claiming that “the price is too low” is rarely convincing. It is better to go through the report point by point and look for factual shortcomings:

Identification of the property: does it match the ownership certificate (list vlastnictví) – parcels, unit, co-ownership share? You can verify the details in the Czech Land Registry (katastr nemovitostí).
Condition and fittings: has the expert counted defects that do not exist, or overlooked renovations, extensions or modernisation?
Accessories: garage, well, fencing, utility connections, garden structures and permanent plantings – are they listed correctly?
Easements and other encumbrances (věcná břemena): does the report describe correctly what genuinely reduces the price (Civil Code No. 89/2012 Coll.), and is an encumbrance not merely carried over from outdated documents?
Comparable properties: are similar properties in the same area and from a period close to the valuation being compared?
Inspection: did the expert actually see the condition of the property, or rely only on documents?
Calculation: arithmetical errors, an incorrectly used floor area or classification in the wrong category.

Your own documents will help too: photographs, building documentation, proof of renovation or the occupancy permit (kolaudační rozhodnutí).

How to challenge the price step by step

Read the resolution and its instructions. They state whether, within what period and where an appeal may be lodged. Do not miss the deadline.
List the specific defects in the report using the checklist above, and attach evidence to each.
File a written submission proposing that the report be supplemented or reworked, or that the expert be examined.
Consider a private report. Another expert can prepare their own valuation. The enforcement officer or court will treat it as evidence, but is not automatically bound by it.
Raise objections to the expert personally if there are grounds to doubt their impartiality.

It is advisable to discuss your submission with a lawyer, or to use an independent free assessment of your situation. This is not legal advice, and the right course of action depends on your case.

What to realistically expect from objections

Success cannot be guaranteed. If the report contains demonstrable errors, it may be supplemented or reworked and the price adjusted. If you merely hold a different opinion about the value with no evidence behind it, success is less likely. Filing a submission also does not necessarily halt the proceedings; that depends on the type of appeal and on the decision.

Weeks to months usually pass between the enforcement order and the auction, which gives you some room. However, deadlines keep running even during a dispute. For an overview of what can actually stop an auction, see the article Jak zastavit dražbu nemovitosti.

Other options besides disputing the price

Disputing the price is only one route. Sometimes the debt can be paid off, or the property sold with the enforcement officer's consent before the auction. Beware of offers of a quick rescue, such as loans secured against the property or sale-and-leaseback deals; they can make your situation worse. Do not sign anything in a panic.

In a private sale, ownership passes only upon registration in the Land Registry (the Land Registry Act No. 256/2013 Coll.), cash payments are restricted (Act No. 254/2004 Coll.), and the tax consequences of a sale should be checked with the Financial Administration or a tax adviser.