Valoración de la nueva Ley de Arrendamientos Urbanos

Posted on por

http://www.boe.es/boe/dias/2013/06/05/pdfs/BOE-A-2013-5941.pdf

Desde el pasado 4 de junio disponemos de nueva Ley en nuestro sector, con un objetivo de flexibilizar el mercado de la vivienda de alquiler en España. Nuestro país es singular frente a nuestros socios europeos. Disponemos de una oferta de alquiler que apenas llega al 17%, muy lejos comparado con el 38% de Francia, 30% de R.U. o el 57% de Alemania. Además, la tenencia de las viviendas de alquiler es mayoritariamente por propietarios particulares, en un 85%, frente a 21% de Francia, 10% de R.U. y 51% de Alemania. (Fuente Observatorio Europeo de la Vivienda Social. Año 2003)

La vivienda en nuestro país ha sido hasta ahora un modelo de inversión con una más que aceptable rentabilidad, descontando los últimos 5 años de ruptura de la burbuja inmobiliaria y los 7 anteriores de precios alcistas. Una vivienda en Madrid capital, en los nuevos barrios periféricos, podía estar a principio de los años 70, en precios cercanos a las 600.000 pesetas, lo que es igual a unos 3600 euros. Con la reducción de precios actual, estas viviendas están ahora cerca de los 100.000 euros, lo que viene a decir que la plusvalía generada en estos 40 años es sustanciosa. Este dato, junto a la ausencia de sociedades de gestión privadas y la escasez de viviendas públicas de alquiler, han cedido todo el peso de la gestión en manos particulares, en la mayoría de las veces sin una formación para adaptarse a las nuevas situaciones.

Por otra parte, la vivienda en propiedad genera un arraigo de la sociedad en su medio ambiente. Dificulta la emigración para encontrar ofertas de trabajo en otras regiones y países, quedando los buscadores de empleo a la espera de oportunidades locales a su residencia.

Sin embargo, el dato más preocupante es el número de viviendas que se encuentran vacías. Según los datos publicados por el Instituto Nacional de Estadística (noticia de EL PAIS, http://economia.elpais.com/economia/2013/04/18/actualidad/1366281899_838814.html). El número está cercano a los 3,4 millones de viviendas, un 13,7% del total de 25,2 millones de viviendas totales. Este dato, que se debe sin duda a la situación del sector Inmobiliario y a otros factores basados en el miedo del colectivo particular privado a poner en circulación sus bienes. ¿Será la nueva Ley capaz de sacar al mercado estas viviendas o solo es parte de un modelo más amplio que aplique el famoso “ley del palo y la zanahoria”? En mi opinión la única forma de sacar estas viviendas al mercado de la compraventa o el alquiler es mediante la aplicación de penalizaciones fiscales en el primer caso y aumentar la protección y seguridad en el segundo.

La nueva Ley desea flexibilizar el mercado de alquiler, facilitando a las partes a que decidan su marco de convivencia, pero por otro lado, se limitan estos marcos a unos máximos y mínimos, por ejemplo me remito a la nueva redacción del artículo 11 de “Desistimiento del contrato”.

Se modifican algunos artículos relativos a los procedimientos de desahucio para agilizarlos aunque no se cae en la cuenta que sin una reestructuración del modelo judicial actual, los desahucios seguirán costando al propietario entre 6 meses y un año.

La duración del arrendamiento será libremente pactada por las partes. Si ésta fuera inferior a tres años, llegado el día del vencimiento del contrato, éste se prorrogará obligatoriamente por plazos anuales hasta que el arrendamiento alcance una duración mínima de tres años. Se reduce de cinco a tres años la prórroga obligatoria y de tres a uno la prórroga tácita. Sin duda, esta modificación facilita al propietario el adaptar las rentas a la situación del mercado.

Se flexibiliza la regla de actualización de la renta. Mientras que con la ley anterior la renta sólo se podía actualizar durante los primeros cinco años con el IPC, ahora las partes pueden pactar otros sistemas de actualización.

El inquilino puede desistir del contrato pasados seis meses de su vigencia, siempre que lo comunique con un preaviso de 30 días. A diferencia de la reducción en años de la prórroga obligatoria de los contratos, esta modificación del artículo 9 beneficia al inquilino, que podrá obtener ventaja en la renegociación del contrato antes de que este finalice.

Se crea un registro de de sentencias firmes de impagos de rentas de alquiler.  Nuestra Asociación usará este registro más el obtenido por el acuerdo llegado con Ibercheck, para crear una radiografía del inquilino que le permitan disponer de un documento de buena conducta, a fin de tener capacidad de diferenciación frente al resto y por otra parte, tranquilizar al propietario que arrenda su vivienda.

Los arrendamientos no inscritos sobre fincas urbanas no puedan surtir efectos frente a terceros adquirentes que inscriban su derecho. Asimismo, el tercero adquirente de una vivienda no pueda resultar perjudicado por la existencia de un arrendamiento no inscrito. Con esta modificación, se desea hacer público los contratos privados. Desde luego, los Registradores de la Propiedad deben estar frotándose las manos.

Se prevé, la recuperación del inmueble por el arrendador en el caso de darse varios supuestos, sin necesidad de manifestarlo expresamente en el contrato.

 

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