La Ley 8/2013 de reforma de la LPH ha perseguido, entre otras cosas, ir reduciendo los casos en los que hace falta la unanimidad, ya que por un lado ha suprimido el art. 12 LPH y, por otro, ha introducido en el art. 10.3, b) LPH el nuevo quórum de 3/5 para muchos casos en los que antes hacía falta la unanimidad. Con ello está claro que el cerramiento de terrazas exige quórum de 3/5, pero no solamente ello, sino que además de todas aquellas obras internas en el inmueble que estén dirigidas a ampliarlo o dividirlo, se añade, casi sin darnos cuenta, una expresión referida a que, también cualquier otra alteración de la estructura o fábrica del edificio requeriría de 3/5 del total para ser aprobada.
Ello nos lleva a plantearnos muchos temas que hasta el día 28 de junio de 2013 exigían unanimidad y que ahora por esta reforma pasan a exigir sólo 3/5, pero en aquellos que afectan a los elementos comunes, y entre ellos, además del de cerramientos, podríamos incluir a todas aquellas obras de los titulares de locales que utilicen de los elementos comunes para su ejecución, como podría ser la de los tubos de salida de humos, la instalación de aparatos de aire acondicionado por pisos o locales, los cerramientos de patios interiores de luces de uso privativo aunque sean elemento común, etc.
En estos casos ya bastará ahora con el quórum de 3/5 para su aprobación, ya que debe interpretarse que la expresión relativa a “cualquier otra alteración de la estructura o fábrica del edificio” viene a englobar ahora a todos aquellos supuestos para los que antes se exigía de unanimidad, y lo que ha querido el legislador es recortar este requisito para pasarlo al de 3/5.
Ahora bien, antes de incidir en este nuevo quórum en los casos que anula el de unanimidad, aunque afecte a la estructura o fábrica del edificio a la hora de valorar en qué casos las comunidades deben ser flexibles para modificar elementos comunes, debemos diferenciar el régimen entre locales y pisos en cuanto a su permisibilidad por la comunidad. Es decir, que aunque para ambos el quórum es el de 3/5 resulta que igual que la comunidad puede rechazarle a un titular de un piso esa alteración (que instale aparatos de aire, cierre de la terraza, etc.) con respecto a los titulares de locales hay que hacer alguna precisión.
Resoluciones del Tribunal Supremo
En este sentido, debemos añadir el criterio sostenido por el Tribunal Supremo en varias resoluciones anteriores a la Ley 8/2013 de que no puede la comunidad limitar sin justificación alguna el derecho de los titulares de locales a ampliar sus perspectivas de negocio modificando los elementos comunes sin causar perjuicio a la comunidad. Esto es, que tras la reforma de la LPH si bien el quórum ahora para todo lo que suponga alterar o utilizar la fachada es de 3/5 en doble mayoría, se viene a contemplar con flexibilidad la cuestión atinente a las modificaciones llevadas a cabo en local de negocio por un titular o arrendatario, y sobre todo las más comunes como las relativas a la apertura de huecos y/o ventanas o colocar la chimenea de extracción de humos imprescindible para locales de restauración y sobre los que las comunidades suelen poner muchos inconvenientes pese
a que el titular del local aporte o presente un proyecto concreto que no conlleva perjuicios a la comunidad y debidamente estudiado y proyectado por un técnico competente.
Así, el TS en Sentencia de fecha 25 de abril de 2013 analiza un supuesto en el que varios comuneros interponen demanda contra el copropietario y arrendatario del local del bajo del edificio, en concreto acción negatoria de servidumbre para el cierre de una puerta y huecos abiertos para el uso del local, así como para retirada de un chimenea de evacuación de humos de cocina y desconexión de desagües de la comunidad por haberlas efectuado sin consentimiento de la comunidad.
Aunque el quórum para pisos o locales sea el mismo de 3/5, mientras que para los titulares de pisos la flexibilidad no existe y si no se aprueba no se ejecuta para los locales hay que llevar cuidado porque de denegarse el titular del local podría impugnar el acuerdo y alegar esta doctrina del TS y probar la inexistencia de perjuicio para la comunidad y las mejoras que con la modificación se introducen para el local.
Por otro lado, en cuanto al quórum hay que llevar cuidado porque los 3/5 deberían obtenerse el día de la junta, ya que el art. 17.8 LPH señala que no se aplica el voto presunto para los casos de “aprovechamiento independiente”, con lo que si es así el interesado debería acudir con representaciones a la junta, lo que de alguna manera puede, incluso, hacer más difícil alcanzar el quórum de los 3/5 que el de la unanimidad. Una forma de vencer este obstáculo sería enfocar cualquier modificación (instalación de aparatos de aire, cierre de terrazas, cubrir patio común de uso privativo, apertura de huecos o ventanas en local, etc.) como un acuerdo marco en general y no para un caso particular. Con ello, se salva el obstáculo de considerar que es para aprovechamiento privativo y cabría el voto del ausente como presunto.
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