Vecinos, no enemigos

Hay que participar, hacerse escuchar y defender los propios puntos vista, sin que ello obste para tener muy en cuenta el interés común de la comunidad. Si hay dudas, para eso están las normativas, que no faltan en este terreno.

Vecinos morosos.

Lograr un clima de entendimiento y buenas relaciones con los vecinos es difícil. La comunidad de propietarios de un edificio o urbanización se puede convertir en un campo de batalla en el que ciertas disputas tienden a convertirse en desagradables e irresolubles. Las fricciones surgen por motivos muy comunes, como el retraso en el pago de una derrama, el impago de un recibo, el uso inadecuado de un espacio común o el comportamiento inaceptable de perros y otras mascotas. La crisis económica, lejos de ayudar, no ha hecho sino acentuar los problemas de las comunidades de vecinos. Según un estudio de la consultora Arrenta, en España el 15% de los bloques de viviendas cuenta al menos con un vecino que no paga sus cuotas. En sólo un año, se ha pasado del 10% al 15%. El mismo informe revela que casi el 60% de los conflictos económicos consisten en el impago de cuotas mensuales y derramas. Le siguen en importancia las obras no consentidas (15%) y la instalación de ascensores y sistemas de aire acondicionado (7%).

Una serie de consejos prácticos pueden evitar y, en su caso, dar solución a estos y otros problemas vecinales. Conocer lo que dicen las leyes al respecto, mantener la templanza y la cortesía en las situaciones críticas y hacer gala del sentido común son tres claves útiles.

“En esta nuestra comunidad”… de morosos

La limpieza y la electricidad de las zonas comunes, el mantenimiento de ascensores o de jardines y piscinas y, también -sólo en algunos edificios y urbanizaciones-, el salario del portero y el administrador, son los principales gastos generales que afrontan las comunidades de vecinos, desembolso regular al que se suman de manera ocasional otros para pagar obras de reparación, pintura y limpieza, arreglos o puesta a punto del edificio.

Estas cargas deben ser asumidas por el conjunto de los propietarios de viviendas y locales, y el problema más frecuente surge cuando uno o varios copropietarios dejan de pagar las cuotas que tienen asignadas. Esta situación genera un escenario difícil para el resto de vecinos, que pueden sufrir retrasos en la ejecución de acuerdos, además de los enfados de quienes cumplen puntualmente con las cuotas. Y, en casos extremos de comunidades con muchos morosos, la interrupción o cancelación de servicios por falta de pago.

Con el fin de proteger los intereses de los propietarios que pagan las cuotas, la ley contempla un procedimiento rápido de cobro a los morosos que puede ponerse en marcha sin la necesidad de recurrir a un abogado: el proceso monitorio. Con el acuerdo de la Junta de Propietarios convocada a tal efecto (quienes adeudan cuotas tienen voz pero no voto en esta reunión), el administrador de la propiedad o el presidente pueden exigir ante el juez el pago de la deuda. Además, puede ser la propia comunidad quien tramite la demanda sin necesidad de hacerlo mediante abogado o procurador. Una vez admitida la demanda en el juzgado, se concede al moroso un plazo inferior a un mes para liquidar la deuda o alegar ante el tribunal los motivos por los que no estima justo pagar la totalidad de la deuda o parte de la misma. Cuando concluye este plazo, si el demandado no paga ni alega, el juez dictará la ejecución de la cantidad adeudada más los intereses, los gastos y los honorarios del abogado, si la comunidad lo hubiera contratado. En este caso, el juez puede dictaminar el embargo del piso o local del vecino moroso, que si decide apelar la decisión del juez, deberá antes liquidar la deuda con la comunidad.

Vecinos molestos.

No poder cerrar el ojo en plena madrugada por el ruido de una lavadora o los ladridos de un perro, despertarse a horas intempestivas con la radio del vecino a todo volumen, coladas echadas a perder porque los de arriba sacuden las alfombras sobre la ropa puesta a secar, patios que semejan vertederos de basura porque algunos piensan que pueden darle ese uso a esta zona común del edificio… ¿quién no se ha visto alguna vez en una de estas tesituras?

La buena noticia es que no hay por qué resignarse. La Ley de Propiedad Horizontal regula estos y otros problemas de convivencia que pueden surgir entre los propietarios de una comunidad. Esta norma tiende a atribuir al titular de la propiedad la máxima libertad posible pero establece límites claros, basados en los derechos de los demás propietarios y en el interés general de la propiedad, de la comunidad.

Por eso, cualquier vecino que entienda que otro u otros realizan actividades que puedan resultar molestas, peligrosas o insalubres para los demás, puede quejarse ante el presidente de la comunidad, que deberá pedir al vecino causante del problema que cambie de actitud y deje de causarlo. Una vez advertido de forma directa y personal, si sigue en sus trece lo más adecuado es exigirle, mediante burofax certificado con acuse de recibo, el cese inmediato de las actividades molestas, con la advertencia de iniciar acciones judiciales si sigue adelante con ellas. Si el vecino problemático hace oídos sordos se puede convocar una Junta para discutir el asunto, en la que, si así se decide, se autorizará al Presidente a iniciar una acción judicial. Una vez presentada la demanda, el juez puede ordenar la suspensión cautelar de las actividades molestas. Y si la sentencia es condenatoria, además de ordenarse el cese de esas acciones inadmisibles puede dictarse el pago de una indemnización por daños y perjuicios e, incluso, la privación del derecho al uso de la vivienda o local por un tiempo determinado. Si el causante de las actividades molestas es un inquilino y no un propietario, se puede anular su contrato de alquiler.

Obras bajo control.

Si los propietarios de una vivienda desean acristalar el balcón del piso para ganar unos metros, tapiarlo con el fin de protegerse del frío y el calor, o cambiar las ventanas y persianas por otras más eficientes con un diseño y color diferente al del resto de la fachada, no deben hacerlo sin plantearlo a su comunidad, porque para iniciar estos cambios es necesaria la autorización del resto de los vecinos. Seguir adelante sin este permiso puede significar que el dueño del piso se vea obligado a demoler la obra ya realizada y dejar las cosas tal como estaban.

La clave está en si lo que se va a reformar tiene la consideración de común (de la comunidad) o privativo (del propietario). Un propietario puede modificar ciertos elementos arquitectónicos (tirar paredes o tabiques no maestros) e instalaciones de su piso, pero no si altera la configuración y el aspecto exterior del edificio. Si ocurre esto último, el primer paso que ha de dar el interesado en hacer la reforma es informar al Presidente y a la comunidad sobre el tipo de obra que piensa realizar, y pedir permiso para ejecutarla. En la Junta convocada a tal efecto se informará de lo que pretende el solicitante, y tras el diálogo o debate posterior, se someterá el asunto a votación. Para aprobar este tipo de obras que afectan al conjunto del edificio se exige la unanimidad de los vecinos: todos los asistentes a la Junta han de votar a favor, y un solo voto en contra significa que no pueden hacerse los cambios solicitados.

La instalación de antenas parabólicas también debe contar con el beneplácito de la comunidad, si bien no se requiere la unanimidad: si un vecino quiere que se instale una antena comunal, tendrá que conseguir que lo apruebe al menos un tercio de los propietarios. Quienes se opongan no tienen obligación de pagar el coste de la instalación ni el mantenimiento de la antena, pero si en un futuro desean acceder a las emisiones deberán abonar el importe que les hubiera correspondido, y esa cantidad será actualizada con los correspondientes intereses.

Administrador de fincas: ¿sí o no?

Sabido es que la ley no exige la contratación de un profesional para la gestión de los asuntos comunes de los propietarios de edificios de viviendas o urbanizaciones de casas unifamiliares, pero la figura del administrador de fincas ha ido adquiriendo mayor protagonismo estos los últimos años. Se encarga de llevar las cuentas y de gestionar todo lo relacionado con la comunidad, desde lo más rutinario y habitual hasta dar solución a cualquier problema causado por ascensores, garajes, jardines, trasteros y con los servicios contratados -portería, conserjería, seguridad, limpieza, televisión y cable, calefacción y aire acondicionado centralizados…- por la comunidad hasta relacionarse con gremios o contratar servicios. Y, por supuesto, convocar, organizar y moderar las juntas y reuniones de vecinos.

El administrador es un profesional cuya función no carece de detractores (“cobra todos los meses y tampoco hace gran cosa”; “si el dinero fuera suyo, pondría más interés cuando contrata las obras y servicios”) y defensores que elogian su eficacia y, en muchos casos, la paciencia de la que hacen gala y sus a veces infructuosos esfuerzos para conseguir que reine una mínima armonía entre los vecinos.

Probablemente, lo que más se cuestiona es si merece la pena pagar ese dinero a un profesional cuando esas gestiones las podrían hacer los propios vecinos, turnándose la responsabilidad, tal y como se hace en muchas comunidades. De todos modos, aunque se contrate la gestión a un administrador, el cargo de presidente sigue siendo imprescindible, y cada vecino debe asumir ese papel cuando le corresponde. Cuanto mayor sea el número de viviendas y la complejidad de las instalaciones y servicios con que cuenta la finca, más conveniente será contratar los servicios de un administrador. Ahora bien, en época de crisis como esta, quizá algunas comunidades cuya gestión no entrañe mucha dificultad pueden plantearse evitar el gasto que supone. Eso sí, el trabajo lo tendrán que realizar, de uno u otro modo, los vecinos.

La del administrador de fincas es una profesión libre y sujeta a la ley de oferta y demanda, por lo que hay tarifas diversas y no cuesta lo mismo contratar este servicio en grandes ciudades que en centros urbanos pequeños. Incluso en una misma ciudad varía el nivel de precios según la zona en que se encuentre la finca. Los honorarios se calculan en función del número de horas mensuales de dedicación, lo que a su vez dependerá de la cantidad de elementos con que cuente el edificio: número de viviendas, de locales, de garajes y diversidad y complejidad de servicios contratados. Antes de contratar uno de estos profesionales, los vecinos deben interesarse por las tarifas y prestaciones (conviene preguntar a otras comunidades cercanas) de varios y elegir después.

¿Me puedo negar a ser presidente de mi comunidad?

La normativa es clara al respecto: la aceptación del cargo -que si no se acuerda lo contrario, tiene vigencia de un año- es ineludible, pues se entiende que todos los propietarios son iguales salvo que se aleguen circunstancias especiales. Elegido por votación, mediante el cumplimiento de un esquema de turnos rotatorios previamente pautado o por simple sorteo, lo único que puede delegar el presidente son algunas gestiones internas inherentes a su cargo. Sus funciones de representación, por ejemplo, son indelegables, y no pueden recaer nunca en sus hijos, ni en su cónyuge, ni en un arrendatario.

Las circunstancias más comunes que mueven a presentar la renuncia a la presidencia de la comunidad son la edad muy avanzada o enfermedad grave o que impida la tarea encomendada, y que el propietario no resida en el edificio la mayor parte del año. La Junta tiene potestad de eximir al presidente electo, pero si es respondido con una negativa puede recurrir al juez, dentro del mes siguiente a su acceso al cargo, para que le libere de la obligación de ejercer como presidente, y exponer sus razones.

¿Cuántos votos son necesarios para la toma de decisiones?

• Unanimidad: se precisa que todos los propietarios, sin excepción alguna, den su voto favorable. Es necesaria para aprobar o modificar las reglas de la propiedad horizontal o los estatutos de la comunidad, y para ciertas obras que afecten a la fachada y otros elementos comunes del edificio.

• 3/5 partes del total de los propietarios que, a su vez, representen las tres quintas partes de las cuotas de participación. Necesario para contratar o rescindir los servicios del ascensor, portería, conserjería, vigilancia u otros servicios comunes de interés general.

• Mayoría que, a su vez, represente la mayoría de las cuotas de participación: indispensable para determinadas obras (excepto las que requieran unanimidad al modificar la estructura o configuración del edificio) o para establecer nuevos servicios comunes que faciliten el acceso o movilidad de personas con discapacidad, incluso cuando impliquen la modificación del título constitutivo o de los estatutos. Reparaciones extraordinarias, pero también las mejoras comunes no necesarias.

• Un tercio que, a su vez, representen un tercio de las cuotas de participación: se requiere para instalar elementos comunes para el acceso a servicios de telecomunicación o adaptar los que ya hay, así como para colocar sistemas de energía solar o servicios para acceder a nuevos suministros energéticos colectivos.

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