El procedimiento de desahucio por falta de pago se puede iniciar cuando el inquilino no haya cancelado una o varias rentas al arrendador, tomándose como argumento el incumplimiento de contrato por parte del inquilino. En España la referida solicitud ha tomado auge en los últimos años. Por ello, aquí te explicamos todo lo referente al desahucio por falta de pago.
¿Qué es el desahucio por falta de pago?
El desahucio por falta de pago consiste en un procedimiento judicial cuyo propósito está orientado a recuperar la posesión de un bien inmueble, casa o local, tras el incumplimiento del pago de parte del arrendatario. En otras palabras, tiene lugar cuando no se ha cumplido el pago de la renta acordada o de las cantidades asimiladas, como las correspondientes a los servicios públicos, así como por el vencimiento del plazo legal contemplado en el contrato de arrendamiento.
Por lo general, la demanda es presentada por el propietario en reclamación de la deuda, solicitando además el desahucio por falta de pago. En tal sentido, es importante aclarar que al reclamar únicamente la deuda estamos hablando de un simple procedimiento de reclamación de rentas. En otros términos, el desahucio es la herramienta más efectiva contemplada a nivel legal para ejercer fuerza sobre el inquilino y obligarlo a cumplir su responsabilidad de pagar la renta o, de lo contrario, será desalojado como corresponde.
¿Cuándo procede una demanda de desahucio?
Un proceso de desahucio se inicia típicamente cuando hay un impago de alquiler. Este escenario, conocido como desahucio por impago o desahucio por falta de pago, ocurre cuando el inquilino no cumple con sus obligaciones financieras según el contrato de arrendamiento. Antes de presentar una demanda, el propietario debe enviar una notificación al inquilino, dándole un plazo de 10 días para saldar la deuda o desocupar la propiedad. Si el inquilino no responde o no paga, el propietario puede hacer el procedimiento en el juzgado correspondiente.
De este modo, la presentación de una demanda de desahucio requiere la intervención de un abogado y, en algunos casos, de un procurador. Es fundamental que el propietario prepare la documentación adecuada, incluyendo el contrato de arrendamiento, los comprobantes de impago, y cualquier otra prueba que demuestre la falta de pago. Tras la presentación de la demanda, el juzgado emitirá un decreto de inicio de juicio, y se notificará al inquilino sobre el proceso. Este último tiene días hábiles para oponerse a la demanda, y puede solicitar un abogado de oficio si no cuenta con los medios para contratar uno.
¿Cuándo es posible interponer un procedimiento de desahucio por falta de pago?
Ante situaciones de incumplimiento de parte del arrendatario el arrendador tiene derecho a solicitar solución al inconveniente. En tal caso, se solicita que el arrendatario abandone el inmueble y el propietario pueda recuperar los bienes. También es posible solicitar además de la petición de recuperación del inmueble, entendido como desahucio, la reclamación de las cantidades de dinero equivalentes al impago del alquiler o de los suministros o servicios. Según la Ley de Enjuiciamiento Civil el procedimiento de desahucio consiste en un “juicio verbal por razón de la materia” que tiene lugar sobre la reclamación de las cantidades correspondientes al impago ya referido.
¿Cómo hacer la solicitud?
Cuando el propietario no desea que el inquilino “enerve” la acción, debe enviar un requerimiento irrefutable para que cancele los montos adeudados con 30 días de anticipación al procedimiento de interposición a la demanda. En todo caso, el inquilino solo puede efectuar la enervación una sola vez durante la vigencia del contrato. Cuando el procedimiento de desahucio por falta de pago se da en la vía extrajudicial no es de carácter obligatorio disponer de un abogado. Sin embargo, se recomienda la asesoría de uno de estos profesionales. Por el contrario, al acudir a la vía judicial si es obligatorio, pues la demanda debe ir firmada por el abogado y por el procurador.
¿Cómo se lleva a cabo el juicio de desahucio?
El proceso de desahucio por impago comienza con la fase declarativa, en la que se presenta la demanda ejecutiva de desahucio ante el juzgado. Una vez admitida la demanda, el juez establece una fecha para el juicio. Durante el juicio, ambas partes, el arrendador y el inquilino, presentan sus argumentos. El arrendador debe probar el impago del alquiler y el incumplimiento del contrato, mientras que el inquilino puede presentar su defensa, alegando posibles razones para justificar el retraso o la falta de pago.
Si el juez determina que el desahucio es procedente, emitirá una sentencia que ordene al inquilino desalojar la vivienda o el local comercial. El plazo para el desalojo dependerá de la decisión del juez y de las circunstancias del caso. En algunos casos, el juez puede otorgar al inquilino un período de gracia para encontrar otra vivienda. Si el inquilino no cumple con la sentencia en el plazo establecido, el propietario puede solicitar la ejecución de la sentencia, lo que puede resultar en el desalojo forzoso del inquilino.
En este sentido, el proceso de desahucio es una parte importante del sistema de justicia en materia de arrendamientos y sirve para proteger los derechos tanto de los propietarios como de los inquilinos. Sin embargo, es un procedimiento legal complejo que debe llevarse a cabo respetando las normativas del enjuiciamiento civil y los derechos de ambas partes.
Marco legal que regula el desahucio por falta de pago
La entrada en vigencia de la Ley 4/2013 referida a las Medidas de Flexibilización y Fomento del Mercado de Alquiler de Viviendas, cambió lo contenido en la Ley de Enjuiciamiento Civil. Trayendo consigo la agilización del procedimiento de recuperación de bienes inmuebles alquilados. La mencionada ley incluye las siguientes novedades respecto al desahucio por falta de pago:
- Proporciona un procedimiento realmente simplificado. Y es que, si el inquilino no se opone es posible poner fin al procedimiento sin acudir a juicio.
- Antes de la reforma de ley era necesario que pasaran dos meses de impago para que el propietario instara al desalojo. Con la nueva ley es posible solicitarlo cuando el inquilino adeuda apenas un mes de renta.
- Ante el procedimiento de demanda de desahucio por falta de pago, el Juez se encarga de fijar el momento de la respectiva sentencia. De manera que, el propietario del inmueble no debe esperar durante un plazo 20 días, como ocurría antes, para poder solicitar la ejecución de la demanda presentada.
Por último, vale destacar que el inquilino dispone de un plazo de 10 días hábiles para manifestar oposición a la demanda. En tales circunstancias será necesario enfrentar el juicio. En cambio, si el inquilino no se opone y le da la razón al propietario, se debe proceder al respectivo desahucio en la fecha estipulada.
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