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Lei sobre desistência de compra de imóvel onera mais o consumidor – Por Paola Bernardes e Joyce Fernandes x1w

CASA

Desde 2015, com a ascensão da crise econômica no Brasil, o poder de compra dos brasileiros diminuiu drasticamente e como consequência direta houve aumento na devolução de casas, apartamentos e lotes pelos consumidores, em razão da redução da capacidade de pagamento.

Diante de tal cenário, a discussão acerca da abusividade das cláusulas contratuais estipuladas pelas construtoras e incorporadoras, notadamente daquelas relacionadas à rescisão, tornou-se frequente no Poder Judiciário.

Tais questões são importantes para a segurança jurídica das partes envolvidas no negócio que frequentemente envolve valores elevados e, se não bem esclarecido aos negociantes, pode acarretar demandas judiciais buscando desfazer o negócio e paralisar empreendimentos imobiliários de valores vultosos.

Nesse sentido, a Súmula 543 do STJ estipulou que em casos de devolução do imóvel pelo consumidor, isto é, em casos de ausência de vontade em continuar no negócio, ou quando há culpa do promitente vendedor, como, por exemplo, em casos de atraso na obra, deve haver restituição das parcelas pagas abatidos os gastos istrativos contratualmente estipulados. Nesse caso, jurisprudência do STJ (REsp 907.856) varia de 10% a 25% o valor que o promitente vendedor pode reter para ar as despesas istrativas do período.

Em recente alteração legislativa sancionada pelo então presidente Michel Temer no dia 27/12/2018, a Lei de Incorporação Imobiliária foi modificada para disciplinar a resolução de contrato de aquisição de unidade ou lote urbano. A mudança objetivou normatizar a desistência do contrato de incorporação imobiliária por parte do comprador e estabelecer prazos e valores para a devolução dos valores pagos, assim como o prazo de tolerância para atrasos nas obras.

A principal modificação é no sentido de majorar a multa aplicável ao consumidor que desistir da compra do imóvel adquirido na planta antes da entrega das chaves, fixando-a em até 50% do valor pago caso o empreendimento tiver seu patrimônio separado da construtora. Além disso, a lei dá ao construtor prazo de tolerância de atraso de seis meses na conclusão das obras sem o pagamento de qualquer penalidade.

Se por um lado a lei afeta sobremaneira os consumidores e exige maior reflexão antes da compra de imóveis, por outro lado, traz maior segurança para as incorporadoras na comercialização dos seus empreendimentos. Isso porque, quando o empreendimento consiste em unidade autônoma do patrimônio da construtora — ampla maioria dos empreendimentos no Brasil —, a desistência por qualquer dos compradores termina por afetar o montante disponível para conclusão das obras e, muitas vezes, afeta o cronograma. Assim, a lei considerou a desistência nesses casos mais grave e ível de multa mais onerosa (50%). Já nos casos em que o empreendimento integrar o patrimônio da construtora, a multa ficará limitada a 25% do valor pago.

A lei também previu que o construtor poderá atrasar a obra em até 180 dias sem ônus. Todavia, se o atraso superar tal período, o consumidor pode desistir do negócio e receber a totalidade do montante pago e a multa prevista no contrato. Se não houver multa prevista, o comprador terá direito a 1% do valor já desembolsado para cada mês de atraso.

No caso de atraso no pagamento das prestações do imóvel, cabe ao promitente vendedor ingressar com ação requerendo a rescisão do contrato, cumulada com o pedido de reintegração de posse, caso o consumidor tenha imitido nela. Entretanto, antes de pedir a rescisão do contrato, o promitente vendedor deve notificar o promitente comprador. Salienta-se que, ainda que a promessa de compra e venda não esteja registrada, não há dispensa de prévia notificação, conforme a Súmula 76 do STJ (“A falta de registro do compromisso de compra e venda de imóvel não dispensa a prévia interpelação para constituir em mora o devedor”).

Verifica-se que a jurisprudência e a doutrina se consolidaram no sentido de proteção ao comprador, ou seja, ao consumidor, que considerado hipossuficiente possui desde a análise da validade da promessa estipulada a proteção pré-contratual.

No entanto, por outra ótica, o setor de construção civil — que movimenta grande parte da economia no mercado brasileiro — também carece de uma facilitação dos negócios imobiliários e de segurança jurídica e foi nesse sentido que a mudança legislativa ocorreu trazendo maiores ônus aos compradores.

Fonte: ConJur

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