O novo CPC e suas alterações pertinentes aos Condomínios

O novo CPC e suas alterações pertinentes aos Condomínios

Somente serão positivas se os Condomínios atualizarem suas convenções, adaptando-as ao atual Código Civil, aplicando juros praticados no mercado e multas especiais previstas no Código Civil por atraso reiterado, conforme decisões do STJ

Um detalhe importante pode continuar prejudicando os condomínios, apesar de ser muito positiva a atual mudança do Novo CPC – Código de Processo Civil. A alteração tornará mais efetiva e célere a cobrança de taxas de condominiais, com a enquadramento do boleto como título executivo extrajudicial e consequente execução direta, sem a antiga e cansativa ação judicial de cobrança que podia durar até 15 (quinze) anos. Porém o detalhe que tornaria ainda mais relevante e positiva esta alteração do novo CPC é se a esta mudança estiver agregada, pelos condomínios, as alterações trazidas em 2002 pelo atual Código Civil, que também são importantíssimas para o condomínio com a adequação dos juros cobrados pela inadimplência (1% ao mês), aos juros de mercado (9,9% ao mês).

Nesse caso poderá sim o condomínio eliminar este o grave problema da inadimplência com a execução pura e simples, sem o demorado processo de conhecimento que foi extinto.

Se, porventura, os condomínios continuarem aplicando o juro da antiga Lei 4.591/64 que é de 1% am (um por cento ao mês), este avanço pode se tornar inócuo como inócuo é o juro praticado que é baixo se comparado ao mercado. É fundamental que o condomínio já aplique aos inadimplentes os juros praticados pelo mercado.

O STJ já manifestou e confirmou a possibilidade da convenção do condomínio de aplicar os juros praticados pelo mercado. O percentual médio é de 9,9% am (nove virgula nove por cento ao mês), fundamentado pela jurisprudência – veja uma aplicação e aprovação pelo STJ aqui.

Na forma anterior de cobrança do CPC, não havia celeridade da cobrança. Até mesmo para firmar a jurisprudência supra citada, julgado pelo STJ, foi necessário uma dezena de anos para o judiciário consumar o julgamento e foi esta morosidade que foi extinta daqui para frente.

As alterações atualmente vigentes não tiveram ampla divulgação e os condomínios não adequaram suas convenções ao CC/2002, apesar dos esclarecimento, como pode ser visto na entrevista do Relator do atual Código Civil Dr. Ricardo Fiúza, dado à TV Justiça quando foi aprovado a Código Civilvigente:

A causa deve ser a dificuldade dos condomínios para atualizar suas convenções. Tarefa que deve ser entregue a um especialista jurídico. Nem todo advogado que não seja especializado em direito condominial, irá conseguir. No final desta entrevista acima é explicado detalhadamente que as multas especiais por atraso reiterado serão aplicadas ao condômino que atrase na proporção da inadimplência, conforme constar previamente na Convenção do Condomínio, a forma e a modalidade quem define é a Convenção previamente. O limite de multa para o inadimplente considerado reiterado, está expresso no texto legal e será de até 5 (cinco) taxas de condomínio. Tudo conforme o grau de atraso previsto e que será crescente. Como exemplo, atraso de 3 meses consecutivos ou alternados, pode definir a Convenção que se aplique o valor correspondente a uma taxa de condomínio como multa. Já para o atraso de 6 meses consecutivos ou alternados, poderá a Convenção definir que se aplique o valor correspondente a duas taxas de condomínio como multa. O limite máximo que a convenção pode estabelecer de multa por atraso reiterado será de 5 taxas, conforme previsto no art. 1.337 do Código Civil.

Não pagar em dia e ser penalizado com um juro de 1% ao mês, não coíbe a inadimplência, ao contrário estimula. Eliminar a inadimplência foi a intenção do legislador do atual CC. Na forma de cobrança baseado na lei antiga, o condomínio banca o capital do inadimplente em face ao mercado, onde os juros reais são outros, bem maiores. Para se conhecer estes juros “reais”, basta atrasar o pagamento do cartão de crédito ou pagar juros do cheque especial para saber a diferença.

Pois bem, neste cenário nada animador, anterior ao atual Código Civil e ao agora novo CPC, muitas já foram as tentativas de solução para este problema imaginadas pelos operadores do direito, a exemplo da inscrição do nome do devedor em órgãos de proteção ao crédito ou o próprio protesto da cota do condomínio inadimplida, sendo certo que, nenhuma dessas soluções obteve a segurança jurídica necessária para a sua utilização, particularmente o respaldo da jurisprudência majoritária dos tribunais superiores.

Com a recém sancionado pela Presidência da República, a Lei nº 13.105/2015, o Novo Código de Processo Civil, que traz uma mudança importante no procedimento referente à cobrança das contribuições condominiais, pois junto com a execução irá o pedido de penhora do imóvel objeto da inadimplência, ou seja, se a dívida não for paga no prazo de 03 dias, é feito a penhora imediata do imóvel, que já foi requerida com a propositura da execução da dívida. Se não for paga, o imóvel irá a leilão imediatamente. Veja no final do texto um resumo geral do trâmite.

O inciso X, do artigo 784 do texto sancionado doNovo CPC, eleva à condição de título executivo extrajudicial “o crédito referente às contribuições ordinárias ou extraordinárias de condomínio edilício, previstas na respectiva convenção ou aprovadas em assembleia geral, desde que documentalmente comprovadas”.

Isto significa, para os síndicos, administradores de condomínios e profissionais do direito que atuam na seara imobiliária, uma diminuição fantástica do tempo (não estamos falando de meses, mas de anos) que levará uma cobrança de taxa condominial na via judicial, na medida em que o crédito desta natureza já poderá ser submetido, de logo, à execução. Foi suprimida a fase de conhecimento que era a verificação preliminar da dívida de condomínio como se tivesse alguma dúvida de sua existência. Somente agora a lei já lhe atribui os requisitos da certeza, liquidez e exigibilidade, inerentes aos títulos executivos.

Na prática processual, ao invés de requerer a citação do condômino inadimplente para se defender sobre os fatos narrados na petição inicial e, somente após esta fase que poderia ser procrastinada pelo devedor, se chegaria à sentença definitiva. Nesta fase poderiam ser interpostos recursos diversos pelo condômino inadimplente que poderia levar o processo a todas as instâncias cabíveis, somente para ganhar tempo. Tudo com o juro de 1%.

O novo regramento processual civil, com a execução direta com penhora, entrará em vigor em março de 2016, a petição protocolada em juízo pelo condomínio credor requererá a citação do condômino inadimplente para, diretamente, quitar a dívida em 03 (três) dias, sob pena da adoção das medidas constritivas próprias da execução, a exemplo da penhora de tantos bens quanto bastarem para a satisfação da dívida em execução.

A garantia neste caso é o próprio imóvel inadimplente que a legislação não outorga os benefícios de blindagem por ser o único imóvel da família. Juntamente com os impostos, esta imunidade, é excluída da dívida de condomínio, como também ocorre com o IPTU, que, por ser o único apartamento da família, não se beneficia de não poder ser penhorado, conforme define a Lei 8.009/90, em diz em seu Art. 3º:

“A impenhorabilidade é oponível em qualquer processo de execução civil, fiscal, previdenciária, trabalhista ou de outra natureza, salvo se movido:

… IV – para cobrança de impostos, predial ou territorial, taxas e contribuições devidas em função do imóvel familiar;”

Portanto, se os condomínios não se adequarem ao Código Civil de 2002, atualizando suas convenções aos níveis de mercado, pouca valia terá este grande benefício, pois o juro praticado pelos condomínios, de 1% (um por cento) ao mês, definido na lei 4.591/64, há mais de meio século atrás (época que sequer existia inflação), nada mudará em benefício significativo aos condomínios.

Melhor resultado terão os condomínios que já tenham se adequado ao Código Civil e possam aplicar juros praticados pelo mercado, que já foi confirmado e pacificado pelo STJ em sua jurisprudência, como narrado anteriormente, com as taxas de juros que giram em torno de 9,9% (nove virgula nove por cento) ao mês, bem melhor para o condomínio do que aquele antigo 1% ao mês da lei 4.591/64. Este item da lei foi alterada em 2002 pelo Código Civil, como também a aplicação de multas pelo atraso reiterado que pode chegar a 500% (quinhentos por cento), isto mesmo. Bem maior do que a multa antiga que era de 20% (vinte por cento). É importante dizer e repetir que o STJ aprova este percentual em sua jurisprudência. Veja aqui porém tem de constar previamente na convenção do condomínio.

Na jurisprudência do STJ, nas decisões por atraso reiterado, pela mesma forma é obrigatório constar previamente na convenção do condomíno vejahttp://www.stj.jus.br/sites/STJ/default/pt_BR/noticias/noticias/Cond%C3%B4mino-inadimplente-contumaz-pode-sofrer-outra-penalidade-al%C3%A9m-de-multa-por-atraso

Com o Código Civil vigente agregado ao novo CPC, não pagar a taxa de condomínio, passa a ter o mesmo peso e importância do que não pagar a fatura do cartão de créditoou do cheque especial. Os juros da taxa de condomínio serão os juros praticados pelo mercado e as multas por atraso reiterado no limite até 5 taxas de condomínio, e com a possibilidade de execução imediata, sem a tradicional ação de cobrança que em média dura de 5 a 15 anos.

Com esta mudança, a tendência dos condomínios, conjugando o atual Código Civil e o novo CPC é zerar a inadimplência, pois a garantia real da dívida de taxa de condomínio é o próprio apartamento.

RESUMO DAS ALTERAÇÕES

MUDANÇA NA FORMA DO PROCESSO JUDICIAL

Não há mais necessidade de um processo de cobrança (Processo de Conhecimento) de taxas de condomínio em atraso. O não pagamento da taxa de condomínio, que se tornou um título é exequível, contendo todos os requisitos de existência de um título executivo, ensejará a distribuição de uma EXECUÇÃO DIRETA. Neste procedimento o condômino será citado para pagar o débito em 3 (três) dias sob pena de penhora de bens para quitação da dívida. E isso inclui o apartamento devedor, mesmo que seja bem único bem de família.

NOVO CÓDIGO DE PROCESSO CIVIL – Lei nº 13.105, de 16 de Março de 2015

Art. 786. A execução pode ser instaurada caso o devedor não satisfaça a obrigação certa, líquida e exigível consubstanciada em título executivo.

Art. 789. O devedor responde com todos os seus bens presentes e futuros para o cumprimento de suas obrigações, salvo as restrições estabelecidas em lei.

Art. 829. O executado será citado para pagar a dívida no prazo de 3 (três) dias, contado da citação.

§ 1o Do mandado de citação constarão, também, a ordem de penhora e a avaliação a serem cumpridas pelo oficial de justiça tão logo verificado o não pagamento no prazo assinalado, de tudo lavrando-se auto, com intimação do executado. § 2o A penhora recairá sobre os bens indicados pelo exequente, salvo se outros forem indicados pelo executado e aceitos pelo juiz, mediante demonstração de que a constrição proposta lhe será menos onerosa e não trará prejuízo ao exequente

As despesas do condomínio são devidas por força da lei (art. 1.334, I, e art. 1.336, I, do C. C.), rateadas entre os condôminos, que as pagam no prazo previsto na convenção através da cota condominial.

Art. 389 do Código Civil determina que: Não cumprida a obrigação, responde o devedor por perdas e danos, mais juros e atualização monetária segundo índices oficiais regularmente estabelecidos, e honorários de advogado. Art. 395: Responde o devedor pelos prejuízos a que sua mora der causa, mais juros, atualização dos valores monetários segundo índices oficiais regularmente estabelecidos, e honorários do advogado.

O apartamento (unidade autônoma) responde ou suporta pela integralidade dos débitos existentes, PODENDO SER LEILOADO PARA PAGAMENTO DA DÍVIDA de condomínio. MESMO SENDO ÚNICO BEM.

CONCLUSÃO: Para os condomínios se beneficiarem realmente destas mudanças terão de se adaptarem, primeiramente, às alterações do Código Civil, aplicando juros praticados pelo mercado e as multas por atraso reiterado, para isto bastam atualizem a convenção e, posteriormente, aplicando o CPC – Código de Processo Civil, com a execução imediata da dívida. Agindo assim estará eliminada a inadimplência, pois ninguém se arriscará a perder seu patrimônio.

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