Fundamento legal para la Recepción de Áreas Comunes RAC

Fundamento legal de recepcion de zonas comunes

El constructor tiene la obligación por Ley de HACER ENTREGA OPORTUNA Y ADECUADA de las areas comunes y responder durante 10 años a partir de la entrega oficial de cualquier vicio oculto que se presente en la construcción. El código civil en el art 2060 enuncia:

“Si el edificio perece o amenaza ruina, en todo o parte, en los diez años subsiguientes a su entrega, por vicio de la construcción, o por vicio del suelo que el empresario o las personas empleadas por él, hayan debido conocer en razón de su oficio, o por vicio de los materiales, será responsable el empresario; si los materiales han sido suministrados por el dueño, no habrá lugar a la responsabilidad del empresario.

La recepcion de zonas comunes otorgado por el dueño, después de concluida la obra, sólo significa que el dueño la aprueba, como exteriormente ajustada al plan y a las reglas del arte, y no exime al empresario de la responsabilidad que por el inciso precedente se le impone”.

 

DESARROLLO NORMATIVO Y ANÁLISIS EN LA LEY 675 DE 2001.

Define en el Artículo 3º.- Bienes Comunes: Partes del edificio o conjunto sometido al régimen de propiedad horizontal pertenecientes en proindiviso a todos los propietarios de bienes privados, que por su naturaleza o destinación permiten o facilitan la existencia, estabilidad, funcionamiento, conservación, seguridad, uso y goce o explotación de los bienes de dominio particular. Nótese que la titularidad de los bienes comunes está en cabeza de los propietarios de bienes privados, cada uno tiene una parte proindivisa; y no está en cabeza de la persona jurídica, cuyo objetivo solamente es administrar sin ser propietaria. Esta parte proindivisa no es identificable físicamente. Asimismo define el artículo 3º.- Bienes comunes esenciales: Bienes indispensables para la existencia, estabilidad, conservación y seguridad del edificio o conjunto, así como los imprescindibles para el uso y disfrute de los bienes de dominio particular. Los demás tendrán el carácter de bienes comunes no esenciales. Se reputan bienes comunes esenciales, el terreno sobre bajo el cual existan construcciones de servicios públicos básicos, los cimientos, la estructura, las circulaciones indispensables para aprovechamiento de bienes privados, las instalaciones generales de servicios públicos, las fachadas y los techos o losas que sirven de cubiertas a cualquier nivel.

Sin los bienes comunes esenciales, que son indispensables e imprescindibles, no podrían existir ni disfrutarse los bienes de dominio particular. Los bienes comunes deben estar expresados con claridad no solamente en el reglamento de propiedad horizontal sino también en los planos aprobados con la licencia de construcción, como lo expresa el Artículo 19 de la ley 675, Parágrafo1º. En relación con el terreno, sólo es esencial la parte sobre o bajo la cual existan construcciones o instalaciones de servicios públicos básicos. Esto nos explica que la parte de terreno donde no existe construcción o instalación de servicio público, es un bien común no esencial, por lo tanto esa parte es susceptible de desafectación. El tema de la desafectación de que tratan los artículos 20 y 21 de la ley 675 de 2001 merece estudio separado que en su momento analizará el respectivo grupo, pues surgen interrogantes como el modo de adquirir el dominio de bienes que son de una comunidad Artículo 22.- Bienes comunes de uso exclusivo. Los bienes comunes no necesarios para el disfrute y goce de los bienes de dominio particular, y en general, aquellos cuyo uso común limitaría el libre goce y disfrute de un bien privado, tales como terrazas, cubiertas, patios interiores y retiros, podrán ser asignados de manera exclusiva a los propietarios de bienes privados que por su localización puedan disfrutarlos. Por otra parte define el mismo artículo 3º.- Propietario inicial: Titular del derecho de dominio sobre un inmueble determinado, que por medio de manifestación de voluntad contenida en escritura pública, lo somete al régimen de propiedad horizontal.

Los coeficientes de copropiedad y los módulos de contribución, según el caso. La destinación de los bienes de dominio particular que conforman el edificio o conjunto, la cual deberá ajustarse a las normas urbanísticas vigentes. Las especificaciones de construcción y condiciones de seguridad y salubridad del edificio o conjunto. Además de este contenido básico, los reglamentos de propiedad horizontal incluirán las regulaciones relacionadas con la administración, dirección y control de la persona jurídica que nace por ministerio de esta ley y las reglas que gobiernan la organización y funcionamiento del edificio o conjunto.

En ningún caso las disposiciones contenidas en los reglamentos de propiedad horizontal podrán vulnerar las normas imperativas contenidas en esta ley y, en tal caso, se entenderán no escritas ”Teniendo en cuenta el artículo 5, se puede comprender que el contenido de la escritura o reglamento de propiedad horizontal no sólo regula los derechos y obligaciones de los copropietarios, sino que identifica y determina especificaciones muy precisas de la persona jurídica, además contiene regulaciones de administración, dirección y funcionamiento de los bienes comunes del edificio o conjunto. Queremos resaltar que el reglamento, en principio, ha sido redactado de manera unilateral por el propietario inicial, así como el estatuto que regula los derechos y obligaciones a cuya normatividad quedan sometidos los nuevos adquirientes de unidades privadas. Por ser el reglamento de naturaleza jurídica que implica acuerdo de voluntades, ejerce poder coercitivo sobre los propietarios y tenedores, porque si bien es cierto que tenemos derechos individuales, no es menos cierto que tenemos que respetar los derechos de los demás y/o de la comunidad.

En general, el propietario inicial desarrolla muchas actividades en la ejecución y realización de su proyecto: invierte capital, moviliza el sistema financiero, contribuye al desarrollo urbanístico de las ciudades, concibe el proyecto, obtiene la licencia de construcción, solemniza el reglamento de propiedad horizontal a través de escritura pública que registra en la Oficina de Registro de Instrumentos Públicos, y aquí se produce el nacimiento de la persona jurídica de propiedad horizontal, la registra ante la alcaldía, desarrolla la edificación del inmueble, inicia el proceso de venta, transfiere el derecho de dominio de las unidades privadas.

¿Qué documentos contienen las especificaciones de construcción?

  •  La licencia de Construcción
  • Los Planos
  • Memoria descriptiva
  • Proyecto de división.
  • El área de cada una de las unidades independientes que serán objeto de propiedad particular.
  • El señalamiento general de las áreas y bienes de uso.

Infografia de Recepción de Áreas Comunes

Recepcion de bienes comunes

ASPECTOS TÉCNICOS EN RECEPCION DE AÉREAS COMUNES RAC

Ley de propiedad intelectual

Reglamento de propiedad horizontal según LEY 675 DE 2001

Preguntas sobre recepcion de zonas comunes

Preguntas Frecuentes

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