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Audiência discute penhora de imóvel alienado fiduciariamente para pagamento de dívida condominial 6k5m5n

Durante a tarde desta segunda-feira (3), o Superior Tribunal de Justiça (STJ) reuniu especialistas para debaterem a possibilidade da penhora de imóvel com financiamento garantido por alienação fiduciária no curso da execução de débitos condominiais. O evento foi transmitido pelo canal do tribunal no YouTube.

O assunto é objeto de recursos especiais que, embora não tenham sido qualificados como repetitivos, foram afetados pela Quarta Turma à Segunda Seção para pacificação do tema no STJ.​​​​​​​​​

A audiência foi convocada pelo ministro Antonio Carlos Ferreira para subsidiar a Segunda Seção no julgamento de três recursos sobre o tema.​Segundo o relator do processo, ministro Antonio Carlos Ferreira, o tema é de extrema importância para o país, pois gera implicações em diversos segmentos. O ministro explicou que a Terceira Turma possui entendimento no sentido de que não é possível a penhora do imóvel nessas situações; contudo, recentemente, a Quarta Turma itiu essa possibilidade, diante da natureza propter rem da dívida condominial.

“Diante dessa controvérsia, a Quarta Turma afetou à Segunda Seção três recursos especiais para resolver essa divergência, com vistas a manter a sustentabilidade dos condomínios e ao mesmo tempo não agravar o custo do crédito imobiliário”, disse.

O ministro Marco Aurélio Bellizze também acompanhou a audiência presencialmente.

Equilíbrio entre o crédito fiduciário e o crédito do condomínio s1g4t

O primeiro da audiência teve a exposição do professor Rubens Carmo Elias Filho, representante da Associação das as de Bens Imóveis e Condomínios de São Paulo (AABIC-SP), da Associação Brasileira das as de Imóveis (Abadi) e da Associação Brasileira de Empresas do Mercado Imobiliário (ABMI).

Para ele, é preciso encontrar uma regra que traga equilíbrio entre o crédito fiduciário e a despesa condominial. “O crédito fiduciário alimenta o sistema habitacional, enquanto o crédito condominial contribui para que o imóvel, que é a garantia do crédito fiduciário, preserve seu valor e sua funcionalidade”, disse. Segundo informou, as execuções das cotas condominiais têm sido muito prejudicadas na medida em que a penhora dos direitos do devedor fiduciante não é efetiva, e as execuções ficam anos paradas, sem liquidez.

Na sua avaliação, a penhora do imóvel para pagamento das dívidas condominiais deve ser possibilitada em situações determinadas, de forma a preservar tanto o crédito da alienação quanto o crédito condominial. “Essa construção de que o credor fiduciário só responde pelas despesas após a imissão na posse não é uma regra aplicada ao condomínio, mas para o acertamento de contas do credor com o devedor”, ponderou.

O representante da Federação Brasileira de Bancos (Febraban), Anselmo Moreira Gonzalez, observou que há 20 anos o STJ entende que as dívidas de condomínio não podem levar à penhora do imóvel. Ele informou que, nos últimos 16 anos, houve um crescimento relevante do crédito imobiliário no Brasil, chegando ao patamar de R$ 1 trilhão de saldo em fevereiro de 2024. Para ele, a mudança nesse entendimento pode comprometer tal crescimento.

“O entendimento atual do STJ dá segurança ao agente de crédito. Hoje, quando um banco concede um crédito imobiliário, ele tem a tranquilidade de que o artigo 27, parágrafo 8, da Lei da Alienação Fiduciária e o artigo 1.368-B do Código Civil são expressos em dizer que é o patrimônio do devedor fiduciante que responde pelas dívidas do condomínio”, argumentou. Na sua avaliação, não há nenhuma alteração no contexto socioeconômico do Brasil que justifique a alteração dessa jurisprudência.

Flexibilização da penhora pode aumentar custos do financiamento 2i4c5g

O advogado Augusto de Paiva Siqueira, representante da Associação Nacional da Advocacia Condominial (Anacon), defendeu a issão da penhora para o pagamento das dívidas condominiais. Ainda que as leis estabeleçam a responsabilidade do devedor fiduciante de arcar com a despesa condominial após a posse – ponderou –, isso não pode significar, dentro da interpretação sistemática das leis, a impossibilidade de o credor fiduciário arcar com esse inadimplemento.

“A natureza propter rem do imóvel decorre de uma situação jurídica de direito real, não decorre de um ajuste volitivo, e não se extingue por vontade das partes. A jurisprudência sempre prestigiou a garantia do condomínio, que deve ser maior na execução do crédito condominial”, afirmou.

Alaim Giovani Fortes Stefanello falou pela Caixa Econômica Federal (CEF), recorrente em um dos processos representativos da controvérsia.  Segundo afirmou, a CEF responde por cerca de 70% do crédito imobiliário no Brasil, sendo quase 50% destinados a pessoas com renda de quase R$ 4 mil. Na sua opinião, são as pessoas de baixa renda que vão sofrer os efeitos dessa mudança, uma vez que a flexibilização dessa regra pode levar ao aumento do valor do financiamento.

Para ele, a solução é adotar a regra prevista no artigo 22, parágrafo 6º, da Lei 9.514/1997, segundo a qual o condômino que não honrar com as suas obrigações terá o financiamento encerrado antecipadamente. Com isso, observou, o imóvel é levado a leilão, quitam-se as dívidas do condomínio, e o bem volta a atender ao seu fim social, com outra pessoa podendo usufruir dele.

“A CEF pede a manutenção da jurisprudência consolidada do STJ, no sentido da impossibilidade da penhora do imóvel, mas com a possibilidade da penhora dos direitos do contrato, sem que se relativize o instituto jurídico da alienação fiduciária, prevista em lei, e sem que se penalize com o aumento do custo do crédito e a diminuição da oferta de imóvel, especialmente, a população de baixa renda”, concluiu.

Fruição do bem e responsabilidade por suas obrigações 3n4c10

Abrindo o terceiro , o advogado Thiago Dueire Lins Miranda falou em nome do Sindicato das Empresas de Compra, Venda, Locação e istração de Imóveis e dos Edifícios em Condomínios Residenciais e Comerciais do Estado de Pernambuco (Secovi-PE).

Ele defendeu a possibilidade de o imóvel alienado ser levado à hasta pública em virtude dos débitos condominiais. “É necessário, no entanto, que o credor fiduciário integre previamente o polo ivo da demanda ou, ao menos, que seja citado como interessado (artigo 238 do Código de Processo Civil) e devidamente intimado dos atos constritivos que recaiam sobre o imóvel, a fim de que possa adotar as providências, conforme seu interesse”, ressaltou o advogado.

Na sequência, o advogado Melhim Namem Chalhub manifestou o posicionamento da Associação Brasileira das Entidades de Crédito Imobiliário e Poupança (Abecip). Assim como seu antecessor, ele defendeu a preservação da jurisprudência do STJ no sentido de que o devedor fiduciante deve responder pelas obrigações condominiais.

Segundo o advogado, o indivíduo que tem o direito real de fruição sobre o bem também deve arcar com suas obrigações. “O direito real de fruição do devedor fiduciante está definido claramente no Código Civil, no artigo 1.368-B, que atribui ao comprador/devedor fiduciante o direito real de aquisição daquele imóvel”, detalhou.

Alienação fiduciária trouxe avanço no combate ao déficit habitacional 2t2e42

No quarto , o advogado Marcus Vinicius Kikunaga, em nome da Academia Nacional de Direito Notarial e Registral (AD Notare), defendeu a penhora do imóvel alienado fiduciariamente. Em seu discurso, Kikunaga destacou que o objetivo da contribuição condominial é alimentar, ou seja, manter a subsistência do organismo condominial.

O advogado ainda apontou que, quando há alienação fiduciária, existe, na verdade, uma solidariedade de obrigações entre o devedor fiduciante e credor fiduciário, por conta da natureza propter rem da obrigação. “Na alienação fiduciária, nós temos dois titulares de direitos reais sobre a coisa: um titular de direito real sobre coisa própria, que é o credor fiduciário, e um titular de direito real sobre coisa alheia de aquisição, que é o devedor fiduciante.”

Em seguida, a advogada Regina Céli Silveira Martins se pronunciou pela Associação Brasileira de Incorporadoras Imobiliárias (Abrainc). A advogada defendeu a penhora do imóvel alienado fiduciariamente.

Ela destacou que a alienação fiduciária é uma forma de garantia imobiliária, que trouxe um grande avanço na solução do déficit habitacional desde a sua criação, tornando o sonho da casa própria uma realidade para a população brasileira. “O direito garantido fiduciariamente permite que diversos tipos de negócios, desde o pequeno empreendimento familiar até as grandes indústrias, possam obter financiamentos, fazendo a economia se movimentar muito mais”, declarou.

A advogada ainda destacou que a penhora do imóvel, garantia da alienação fiduciária, só pode ocorrer com a anuência do credor. “É justo um credor fiduciário perder a sua garantia, em razão de um condomínio não diligente? É justo o credor fiduciário responder pelo pagamento de débito de condomínio de um imóvel que ele não pode usar, gozar e dispor">