CÓMO SUBROGARSE EN LA POSICIÓN DE ARRENDATARIO

La subrogación consiste en la sustitución de una de las partes contratantes de la relación arrendaticia por un tercero que asume sus derechos y obligaciones.

En cuanto a las subrogaciones en la posición de arrendatario hay que destacar:

INTERVIVOS

Desistimiento del cónyuge titular del arrendamiento sin consentimiento del otro cónyuge que viviera con dicho titular. En este caso, el cónyuge no titular podrá subrogarse en la posición del otro, antiguo titular que desiste. El arrendador tendrá la facultad de requerir al cónyuge optante, quien, de no responder al requerimiento en un plazo de quince días, perderá su derecho la subrogación además de verse obligado a satisfacer la renta pendiente de pago hasta la extinción del contrato.
Abandono de la vivienda familiar, sin desistimiento expreso, por parte del titular: En este caso, el arrendamiento podría continuar en beneficio del cónyuge del titular si conviviera con él, el cual se subrogará en la posición del anterior arrendatario, siempre y citando en el plazo de un mes tras producirse el abandono, el arrendador reciba notificación escrita del cónyuge que opte por el arrendamiento, manifestándose en tal sentido.
Separación, divorcio o nulidad del matrimonio del arrendatario. En tales supuestos asimismo el cónyuge no titular del arrendamiento podrá continuar en el uso de la vivienda arrendada cuando le sea atribuida como consecuencia de adjudicación judicial o por convenio, relativos a la separación, divorcio o nulidad matrimonial.

MORTIS-CAUSA

En caso de muerte del arrendatario, la Ley establece una enumeración de personas con derecho a subrogarse en el contrato de arrendamiento, cuyos derechos tendrán el mismo orden de prelación caso de pretender el derecho más de una, que el que se utiliza para su enumeración:

a) El cónyuge a la fecha de fallecimiento.

b) la persona que hubiera venido conviviendo de forma permanente durante los dos años anteriores en análoga relación de afectividad con independencia de su orientación sexual.

c) los descendientes del arrendatario bajo patria potestad o tutela al momento de fallecimiento, o, que hubiesen convivido con él durante los 2 años anteriores al fallecimiento.

d) los ascendientes (convivencia 2 años).

e) Hermanos (igual período de convivencia de 2 años).

f) Personas distintas a las anteriores que sufran una minusvalía igual o superior al 65% siempre que sean parientes hasta el 3.e, grado colateral del arrendatario (más el período de convivencia de 2 años).

En caso de que se produzca una solicitud de personas de igual grado en la prelación, se resolverá a favor de quien tuviese minusvalías de al menos un 65%; en su defecto, de quien tuviera más cargas familiares; en última instancia, en favor del descendiente de menor edad, el ascendiente de mayor edad o el hermano más joven.

Hay que destacar que la LAU prevé que si el arrendador recibiera diferentes notificaciones de diversos pretendidos beneficiarios del derecho de subrogación previsto por muerte del arrendatario, dicho arrendador podrá considerar a todos los solicitantes como deudores solidarios de todas las obligaciones del arrendatario fallecido, en tanto aquellos mantengan su pretensión de subrogación.

También mediante pacto entre arrendatario y arrendador se puede excluir el derecho de subrogación mortis-causa, para cuando este tuviera lugar transcurridos los cinco primeros años de duración del arrendamiento.

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