LA CONTRATACIÓN DE UNA OBRA EN UNA COMUNIDAD DE PROPIETARIOS

Podemos saberlo de forma muy rápida, a través de la página www.madrid.es, en la cual hay un apartado dentro de “Urbanismo e infraestructuras>licencias urbanísticas”, denominado “Le ayudamos a realizar su solicitud”. Nos pedirá que introduzcamos

la dirección y la clase de obra a realizar, indicándonos a continuación el tipo de procedimiento y los requerimientos del mismo.

Hemos empezado por este punto, dado que, si el procedimiento requiere la redacción de un proyecto por un técnico cualificado, éste será el paso previo imprescindible para la contratación

de la obra. En ese proyecto deberán quedar perfectamente reflejados los trabajos a realizar, definidos en su memoria, así como el pliego de prescripciones técnicas, mediciones y

presupuesto, y planos. Así mismo, en el Estudio de Seguridad y Salud deberán quedar definidas las medidas de seguridad mínimas en las obras de construcción, según el RD 1627/97. En el caso de no ser necesaria la elaboración del proyecto, se deberá realizar una relación pormenorizada de las obras a realizar, incluyendo las mediciones de dichos trabajos. Debemos tener en cuenta que, a mayor detalle en dicha relación, menores serán los problemas posteriores durante la ejecución de los trabajos. Por este motivo, se recomienda que dicho guión sea elaborado por un profesional conocedor de los trabajos necesarios a realizar.

Solicitud de presupuestos:

En cualquiera de los casos anteriores, una vez tengamos definidos perfectamente las obras, será el momento de solicitar presupuestos a las diversas empresas, indicando a todas ellas que se ajusten escrupulosamente a lo especificado en dicha memoria. Lo más adecuado sería solicitar un mínimo de cuatro presupuestos, y no más de ocho o 10 ofertas. Con ello, podremos conocer el precio cierto de mercado para la realización de los trabajos.

Una vez recibidas las ofertas, éstas se deberían abrir en una reunión de la Comisión de Obras de la comunidad. Si bien, es importante la realización posterior de unos cuadros comparativos de las mismas, donde deberá estudiarse que todas ellas se han ajustado correctamente a la memoria facilitada. En dichos cuadros, se pondrán de manifiesto las diferencias entre los diversos presupuestos, partida a partida, quedando en evidencia los precios excesivamente altos o bajos, que por algún motivo, no se ajustan a los precios razonables de mercado. Sobre dichas partidas, queda a criterio de la Comisión de Obras si se solicita una revisión de las mismas a las empresas o si se rechazan las ofertas que las contienen.

Así mismo, será importante solicitar a las empresas las referencias de los últimos trabajos realizados similares a los ofertados, lo cual nos dará una imagen de la experiencia de la constructora licitadora.

Financiación de la obra:

Un punto muy importante a la hora de tomar una decisión, será conocer la forma de pago de los trabajos. La posible financiación de las obras facilitará el pago de las mismas a una comunidad de propietarios que, generalmente, dispone de escasos recursos y que, en la mayoría de los casos, terminará en el abono de derramas, incómodas para los propietarios.

Independientemente del punto anterior, debemos tener en cuenta una medida de presión eficaz para poder requerir que los trabajos se terminen de forma adecuada: la prolongación de dichos pagos. Así mismo, independientemente de la garantía de la obra, la prolongación de pagos de obra, facilitará que la empresa acuda en caso de la aparición de vicios ocultos, repasos, remates o funcionamientos no adecuados de las instalaciones realizadas.

Se deberá solicitar previamente a la contratación un seguro de responsabilidad civil de cuantía suficiente para poder hacer frente a los siniestros que pudieran suceder en el transcurso de las obras.

Conocidos todos estos puntos de cada una de las empresas, se dispondrá de criterios suficientes para poder adjudicar las obras en cuestión, mediante acuerdo de la Comisión de Obras, y su posterior elevación a la Junta General de Propietarios, en su caso.

Contrato de obra:

Una vez conocida dicha empresa, se deberá elaborar un contrato de obra, en el cual deberán quedar reflejados todos los puntos anteriores, así como el presupuesto detallado de las obras.

Comenzamos este artículo, conociendo el tipo de licencia y la necesidad o no de proyecto. En el caso de tener que contratar a un técnico para la realización del mismo, se puede y debe incluir la realización de todo este proceso de contratación, eximiendo al administrador del trabajo descrito y de las posibles responsabilidades inherentes al mismo. En el caso de no ser necesario el proyecto, sigue siendo conveniente la contratación del técnico por los mismos motivos. Hay que tener en cuenta que posteriormente a la contratación, el paso siguiente es la ejecución de las obras, y alguien deberá supervisar dichos trabajos, analizar las certificaciones

de obra y dar por finalizadas las mismas.

La comunidad de propietarios debe concienciarse de esta necesidad. El administrador deberá poner sobre la mesa que no es competencia suya el conocimiento de criterios técnicos para la elaboración de estos trabajos. La asunción de estas labores, en el caso de surgir problemas, puede implicar responsabilidades, requeridas tanto por la propia comunidad como por las diversas Administraciones Públicas.

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