As incorporações imobiliárias surgem a partir de um acordo que é feito, geralmente, entre duas partes, os adquirentes e o incorporador, unindo pessoas e fundos com intuito de realizar e promover a construção de edificações, que se destinam às vendas, ao qual se processa durante a própria construção.
Porém, o que acontece se um dos lados não as cumpre? Como é feita a resolução da incorporação caso haja descumprimento do incorporador?
A resolução do contrato
O fim de um contrato de incorporação pode ocorrer de duas formas, a expressa e a tácita.
No primeiro caso, ocorre de pleno direito, ou seja, esse tipo de ação já foi debatido e tem uma resposta clara. No contrato das incorporações, se ambas as partes deixam claro as causas do fim do acordo, há uma resolução expressa.
Já no segundo caso, depende da interpelação judicial, ou seja, a intervenção de um juiz. Se essa cláusula tem fundamento direto na lei, e pode afetar todos os contratos, ela se torna tácita.
Identificado o descumprimento das obrigações pelo incorporador, ele se sujeitará ao pagamento de indenização, de multa, de juros sobre os valores devidos, além de sanções de ordem penal, todas contempladas nos artigos 65 e 66 da lei n. 4.591/1964. Basta apenas avaliar se houve o descumprimento das obrigações pelo incorporador.
A Lei estabelece alguns parâmetros básicos, deixa bem claro que se houve a paralisação das obras, sem justa causa, por mais de 30 dias ou retardamento excessivo de seu andamento, o juiz poderá dar um prazo mínimo de 30 dias para que a obra se reinicie ou torne a dar-lhes o andamento normal.
No caso de não cumprimento, o contrato pode ser rescindido, o incorporador poderá ser destituído, facultando aos interessados adquirentes a continuação pelas obras, que serão representados pela Comissão de Representantes da incorporação, conforme inciso VI do artigo 43 da Lei n. 4.591/1964.
Enquanto esse é o motivo de resolução mais comum, e com menção expressa, existem outras possíveis causas. Por exemplo, caso haja desvio dos valores recebidos pelas vendas das unidades, o uso de materiais de qualidade inferior na obra, o desajuste da construção de acordo com o contrato e diversos outros.
Conheça as 5 principais causas de descumprimento contratual pelo incorporador
De uma maneira geral, as cinco principais obrigações atribuídas ao incorporador, cuja violação podem ensejar a resolução contratual são:
- A construção do edifício;
- A averbação da obra;
- A individualização das unidades no registro de imóveis;
- A entrega das unidades;
- A transmissão de propriedade, após o pagamento.
As perdas e danos
Em certos casos, pode ser adicionado, além da resolução do contrato, a indenização ou o ressarcimento ao adquirente em relação aos danos, mais juros e atualização monetária. A base para essas indenizações de valores é estabelecida no artigo 389 do Código Civil.
Esse pagamento pode ser cabível em casos de descumprimento de quaisquer obrigações que são atribuídas a incorporação.
Por exemplo, no caso mais comum de paralisação indevida, é legítima uma indenização de acordo com o tempo em que o imóvel não foi utilizado, seja para moradia ou para uso profissional.
Neste caso, não importa se o atraso ocorre por conta do construtor, visto que ele foi escolhido pelo incorporador, portanto, é de sua responsabilidade.
Em geral, existem multas pelo atraso e por outras infrações, fixadas em função dos prejuízos previsíveis decorrentes dos atrasos.
Existe ainda, segundo artigo 395 do Código Civil a reparação em razão da mora. Porém, quem tem o direito de receber o pagamento, pode sempre rejeitar a mora, se está se tornou inútil, podendo exigir a satisfação por perdas e danos.
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