Viviendas de uso turístico vs arrendamiento de temporada

Dentro del ámbito de aplicación de la Ley de Arrendamientos Urbanos (LAU) se encuentran los arrendamientos de fincas urbanas celebrados por temporada, que tienen la consideración de arrendamientos para uso distinto del de vivienda. El signo y condición de temporada reside en el alquiler cuya finalidad no sea la de servir de vivienda permanente, de manera que si este requisito se cumple la temporada no queda limitada necesariamente a periodos vacacionales, de ocio o similares. Y dada su consideración de arrendamientos para uso distinto del de vivienda, el alquiler por temporada puede regularse por la voluntad de las partes bajo el principio de libertad de pactos, sin las limitaciones y reglas de obligada observancia establecidas en la LAU para los arrendamientos de vivienda.

Pero se promulgó la Ley 4/2013, de 4 de junio de Medidas de Flexibilización y Fomento del Mercado del Alquiler de Viviendas, habiendo modificado determinados preceptos de la LAU. Uno de los cambios afectó a su art. 5, dedicado a la enumeración de los arrendamientos de fincas urbanas que en todo caso están “excluidos” de la regulación de la LAU, incluyéndose un apartado e) que dice así: Artículo 5 LAU.- “Quedan excluidos del ámbito de aplicación de esta Ley:… e) La cesión temporal del uso de la totalidad de una vivienda amueblada y equipada en condiciones de uso inmediato, comercializada o promocionada en canales de oferta turística y realizada con finalidad lucrativa, cuando esté sometida a un régimen específico, derivado de su normativa sectorial”.

Por lo tanto, dichas cesiones temporales, que reúnan los requisitos mencionados y dispongan de una normativa sectorial específica que los regule, estarán excluidos de la aplicación de las normas de la LAU. De no existir la regulación sectorial (de la Comunidad Autónoma), o no concurrir las condiciones expresadas en el artículo 5.a) LAU o en dicho régimen del sector correspondiente, el arrendamiento continuaría sometido al régimen de los de temporada de la LAU, Ley estatal.

Regulación sectorial en la Comunidad de Madrid

La novedosa modificación del citado precepto de la LAU ha permitido que la Comunidad Autónoma de Madrid haya promulgado una regulación sectorial a través del Decreto 79/2014, de 10 de julio, por el que se regulan los apartamentos turísticos y las viviendas de uso turístico de la Comunidad de Madrid, cuya entrada en vigor lo ha sido en fecha 1 de agosto de 2014.

El Decreto ha venido a desarrollar la reglamentación de alojamiento en apartamentos turísticos, a la vez que regula una nueva modalidad de alojamiento en virtud de la comentada reforma de la LAU: las viviendas de uso turístico.

El Decreto Autonómico define la vivienda de uso turístico como aquellos pisos, apartamentos o casas que, amueblados y equipados en condiciones de uso inmediato, son comercializados y promocionados en canales de oferta turística, para ser cedidas en su totalidad, por su propietario a terceros, con fines de alojamiento turístico y a cambio de un precio.

Pese a ello, y con independencia de que se reúnan todos los requisitos mencionados, la vivienda no tendrá la consideración de uso turístico, a los efectos de su regulación por el Decreto 79/2014, si no concurren otras circunstancias como lo son la de que la contratación de la cesión habrá de ser para un periodo no inferior a cinco días, o que la prestación del servicio de alojamiento debe ejercerse con habitualidad (durante un periodo mínimo de tres meses continuados durante el año natural). En estos casos, su regulación será la de los arrendamientos de temporada de la LAU.

Diferencias

Se puede suscitar la pregunta de cuáles son las señales diferenciadoras que posibiliten distinguir las cesiones de viviendas de uso turístico de los arrendamientos de temporada. Es importante, porque en realidad las dos figuras consisten en la cesión de la vivienda o finca urbana durante un tiempo determinado y mediante precio, características inherentes del arrendamiento.

Asimismo, ambas comparten un requisito: el uso de las viviendas no puede ser como residencia permanente.

Se trata de una condición imprescindible. Entonces, ¿en qué se diferencian? Así, tendrán la consideración de viviendas de uso turístico sometidas a la regulación del Decreto 79/2014 de la Comunidad de Madrid, aquellas en las que necesariamente concurran las siguientes circunstancias:

1ª. Cesión de la vivienda completa. La cesión de la vivienda de uso turístico ha de ser en su totalidad, sin que quepan cesiones de habitaciones.

2ª. Titularidad empresarial. La prestación del servicio de alojamiento mediante vivienda de uso turístico ha de hacerse de forma profesional bajo una titularidad empresarial.

3ª. Habitualidad. Se exige la habitualidad en la prestación de este servicio de alojamiento, habitualidad que se entiende como el ejercicio de la actividad turística por un periodo mínimo de tres meses continuados durante el año natural.

4ª. Plazo mínimo de contratación. Las viviendas de uso turístico no podrán contratarse por un periodo inferior a cinco días.

5ª. Libre acceso. Por su carácter de establecimientos turísticos las viviendas de uso turístico son de libre acceso al público, sin que se pueda restringir su utilización por razones de nacimiento, sexo, religión, opinión u otra circunstancia personal o social.

De no concurrir las anteriores circunstancias las viviendas destinadas a la cesión a fines turísticos no quedan regidas por la normativa de la Comunidad de Madrid, siendo reguladas por las disposiciones de alquiler por temporada establecidas en la Ley especial arrendaticia estatal, la LAU.

Fuente: CAF MADRID

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