Contractul de vânzare cu abitație viageră și cel de rentă viageră

În lumea dinamică a tranzacțiilor imobiliare, contractul cu abitație viageră și cel de rentă viageră reprezintă opțiuni mai puțin întâlnite în domeniul vânzărilor de locuințe. Contractul cu abitație viageră este o variantă a contractului de vânzare în care se constituie un drept de abitație în favoarea vânzătorului (sau a altei persoane). De obicei, scopul vânzării este obținerea de către vânzător a dreptului de fi întreținut in schimbul bunului imobil, păstrând totodată dreptul de folosință asupra bunului înstrăinat. Contractul de rentă viageră lasă (de obicei) folosința vânzătorului, în schimbul unei sume de bani și a obligației cumpărătorului de a-i plăti periodic o suma de bani pana la decesul vânzătorului.

Contractul de rentă viageră este reglementat în Codul civil la articolele 2242-2253, iar cel de întreținere la articolele 2254-2263.

1. Contractul de vânzare cu abitație viageră

1.1  Noțiuni generale

Abitația este unul dintre dezmembrămintele dreptului de proprietate imobiliar. Contractul de vânzare imobiliară cu abitație viageră, cu sau fără clauza de întreținere, este o formă particulară de vânzare imobiliară in care prețul constă într-o sumă de bani (mai mică decât in mod normal), păstrarea de către vânzător (sau a altor persoane) a dreptarului de a locui in imobilul vândut (sau doar  într-o parte a lui) pe tot timpul vieții. Abitația este un drept care nu se moștenește. Este constituit doar pe timpul vieții neoficiatului.

Contractul de vânzare imobiliară cu abitație viageră poate include o clauză de întreținere care stabilește responsabilitățile cumpărătorului și ale vânzătorului în ceea ce privește întreținerea și reparațiile necesare ale proprietății.  Clauza de întreținere se poate referi nu doar la întreținerea imobilului, ci și la furnizarea de alimente, medicamente și servicii sanitare pentru vânzător. Cumpărătorul poate fi responsabil pentru toate aceste aspecte, ceea ce poate implica costuri semnificative. Neînțelegerea deplina drepturilor si a obligațiilor care decurg din contractul (sau clauza) de întreținere poate genera litigii a căror rezolvare in instanțele de judecata poate dura mult si fiind însoțite de costuri mari.

Intra-un contract de vânzare cu abitație viageră, cumpărătorul devine proprietarul legal al imobilului (asupra nudei proprietăți), dar cu condiția respectării dreptului de locuire al vânzătorului. În felul acesta, vânzătorul beneficiază de lichiditatea financiară prin vânzarea proprietății, menținându-și în același timp dreptul de a locui în imobil pe tot timpul vieții sale.

1.2 Riscuri și Responsabilități pentru Cumpărător

Cumpărătorul trebuie să respecte dreptul de locuire al vânzătorului și, dacă există o clauză de întreținere, să se conformeze obligațiilor stabilite în aceasta.

1.3 Avantaje pentru Cumpărător:

Cumpărătorul poate beneficia de un preț de achiziție mai avantajos, având în vedere că proprietatea este încărcată cu dreptul de locuire al vânzătorului.

1.4 Considerații Legale:

Este crucial ca termenii și condițiile contractului să fie clar definiți și înțeleși de ambele părți, iar consultarea cu un avocat specializat în drept imobiliar este recomandată pentru a asigura protecția intereselor fiecărei părți.

Contractul cu abitație viageră, cu sau fără clauza de întreținere, oferă o soluție flexibilă pentru vânzătorii care doresc să-și valorifice proprietatea, păstrându-și în același timp dreptul de locuire. Este important ca toate aspectele contractuale să fie bine gândite și documentate pentru a evita orice neînțelegeri sau litigii viitoare. Dacă aveți întrebări suplimentare sau aveți nevoie de clarificări, nu ezitați să mă contactați.

2. Contractul de rentă viageră

Contractul de vânzare cu rentă viageră (sau “en viager”, cum i se spune in limba franceza) este un acord prin care un vânzător, numit “credirentier”, vinde o proprietate unui cumpărător, denumit “debirentier”, cu condiția ca vânzătorul să păstreze dreptul de a locui în acea proprietate (abitația viageră) și de a primi o sumă de bani, o parte la data semnării contractului si o rentă viageră (o pensie) pe tot timpul vieții sale. Partea de preț care se plătește la data semnării contractului este semnificativ mai mica decât prețul de piața al imobilului (la care s-ar vinde într-o tranzacție clasica), putând sa fie chiar zero.

Pe toata durata de viată a vânzătorului, cumpărătorul trebuie sa ii plătească periodic (de obicei, lunar) o suma de bani. Dreptul de a locui in imobilul vândut poată sa lipsească intra-un astfel de contract, daca vânzătorul are o ața locuita, prețul vânzării constând doar in renta viagera.

Proprietatea este transferată cumpărătorului, dar cu rezerva dreptului de locuire si/sau a rentei viagere pentru vânzător.

Neplata rentei viagere pentru o perioadă îndelungată de timp poate avea consecințe serioase. Conform legii în vigoare, ratele de rentă viageră se vor plăti în mod trimestrial în avans și vor fi indexate la rata inflației din acel moment, dacă în contract nu se stipulează în alt mod.

În cazul neîndeplinirii obligației de plată a ratelor scadente, credirentierul poate cere sechestrul și vânzarea bunurilor debirentierului, până la concurența unei sume suficiente spre a asigura plata rentei pentru viitor. Stabilirea sumei care să asigure plata rentei se face în acord cu metoda de calcul a asigurărilor de viață și a ratelor deja încasate, precum și de alte aspecte ce țin de condiția de viață a credirentierului.

Este important să rețineți că neplata rentei viagere poate duce la rezoluțiunea contractului, ceea ce înseamnă că contractul poate fi anulat, iar părțile vor fi repuse în situația anterioară.

Prin urmare, este esențial să vă asigurați că înțelegeți pe deplin toate obligațiile financiare înainte de a semna un contract de rentă viageră. Dacă aveți nelămuriri, nu ezitați să solicitați clarificări sau să căutați sfatul unui expert.

2.1 Avantaje pentru vânzător:

Un contract de rentă viageră poate oferi o serie de avantaje pentru vânzător. În primul rând, acesta poate asigura un venit stabil pe durata vieții vânzătorului, ceea ce poate fi deosebit de util pentru persoanele în vârstă care nu mai au alte surse de venit. În al doilea rând, contractul de rentă viageră poate permite vânzătorului să continue să locuiască în proprietate, datorită clauzei de abitație viageră. Acest lucru poate fi un mare avantaj pentru persoanele care doresc să-și păstreze domiciliul, dar care au nevoie de venituri suplimentare.

În al treilea rând, contractul de rentă viageră poate oferi vânzătorului o anumită flexibilitate în ceea ce privește planificarea financiară. De exemplu, vânzătorul poate alege să primească o sumă forfetară inițială, urmată de plăți periodice mai mici, sau poate opta pentru plăți periodice mai mari fără o sumă forfetară inițială. Aceasta poate permite vânzătorului să se adapteze la nevoile sale financiare specifice.

În cele din urmă, contractul de rentă viageră poate oferi vânzătorului o anumită siguranță emoțională. Cunoașterea faptului că va avea un venit stabil și că va putea continua să locuiască în casa sa poate reduce stresul asociat cu îmbătrânirea și cu incertitudinea financiară.

Cu toate acestea, este important de menționat că un contract de rentă viageră poate implica și anumite riscuri și dezavantaje, atât pentru vânzător, cat si pentru cumpărător.

2.2 Avantaje pentru cumpărător:

Un contract de rentă viageră poate oferi o serie de avantaje pentru cumpărător. În primul rând, acesta poate reprezenta o modalitate eficientă de a investi în imobiliare, fără sa dispună de resursele financiare necesare la momentul semnării contractului. Prin achiziționarea unei proprietăți prin intermediul unui contract de rentă viageră, cumpărătorul poate obține dreptul de proprietate asupra unui imobil la un preț mai mic decât valoarea de piață actuală.

În al doilea rând, contractul de rentă viageră poate oferi cumpărătorului o anumită flexibilitate. Cumpărătorul poate alege să plătească o sumă forfetară inițială, urmată de plăți periodice mai mici, sau poate opta pentru plăți periodice mai mari fără o sumă forfetară inițială. Aceasta poate permite cumpărătorului să se adapteze la nevoile sale financiare specifice.

În al treilea rând, contractul de rentă viageră poate oferi cumpărătorului oportunitatea de a beneficia de creșterea valorii proprietății pe termen lung. Dacă valoarea proprietății crește în timp, cumpărătorul va beneficia de această creștere a valorii atunci când va vinde sau va închiria proprietatea.

2.3 Riscuri pentru vânzător

Un contract de rentă viageră poate implica anumite riscuri pentru vânzător. În primul rând, există riscul că valoarea rentei viagere stabilită în contract poate fi insuficientă pentru a acoperi nevoile financiare ale vânzătorului pe termen lung. Acest lucru poate fi deosebit de problematic dacă vânzătorul nu are alte surse de venit. Contracararea acestui risc se poate face într-o clauza din contract in care sa se menționează ca renta viagera se indexeze periodic in raport cu inflația.

În al doilea rând, există riscul că cumpărătorul nu va putea să își îndeplinească obligațiile financiare. Dacă cumpărătorul nu poate plăti renta viageră, vânzătorul ar putea fi pus în situația de a trebui să inițieze proceduri legale pentru a recupera banii datorați. Acest demers presupune anumite costuri si cunoștințe pe care vânătorul (de cele mai multe ori in vârsta înaintata) nu le are.

2.4 Riscuri pentru cumpărător

Contractul de vânzare cu abitație viageră și Contractul de rentă viageră

Un contract de rentă viageră poate implica anumite riscuri pentru cumpărător. În primul rând, există riscul că vânzătorul poate trăi mult mai mult decât se aștepta, ceea ce ar putea însemna că cumpărătorul va trebui să plătească renta viageră pentru o perioadă mai lungă de timp decât a anticipat. Acest lucru poate avea un impact semnificativ asupra situației financiare a cumpărătorului.

În al doilea rând, există riscul că proprietatea poate scădea în valoare în timp. Dacă valoarea proprietății scade, cumpărătorul ar putea constata că a plătit mai mult pentru proprietate decât valoarea sa actuală pe piață.

În al treilea rând, există riscul că vânzătorul poate avea dreptul de a locui în proprietate pentru restul vieții sale, ceea ce ar putea limita capacitatea cumpărătorului de a utiliza sau de a închiria proprietatea.

Este important de spus că, datorită naturii sale specifice, contractul de renta viagera necesită un studiu mai atent si o înțelegere clară a termenilor și condițiilor de către ambele părți. O tratare superficiala poate conduce la litigii si complicații costisitoare.

3. Comparație între contractul de vânzare cu abitație viageră și cel de rentă viageră

Contractul cu rentă viagerăContractul cu Abitație Viageră
Definiție: Vânzătorul vinde proprietatea și primește de la cumpărător la semnarea contractului o sumă de bani (numită în francofonie bouquet) și, ulterior, o rentă viageră, păstrând dreptul de a locui în imobil. Contractul va fi de rentă viageră dacă suma plătită la încheierea contractului reprezintă mai puțin de jumătate din valoarea bunului înstrăinat.Definiție: Vânzătorul vinde proprietatea și își rezervă dreptul de a locui în aceasta pentru restul vieții sale, cu posibilitatea de a include și o clauză de întreținere, care se referă atât la procurarea de alimente și medicamente, cât și la servicii medicale, în caz de nevoie.
Avantaje pentru Vânzător:  Venit suplimentar din renta viageră și posibilitatea de a locui în imobil pe toată durata vieții sale.Avantaje pentru Vânzător: Lichiditate financiară prin vânzarea proprietății și posibilitatea de a locui în imobil pe toată durata vieții sale.
Avantaje pentru Cumpărător: Aport inițial de capital mic; proprietatea devine a cumpărătorului după decesul vânzătorului.Avantaje pentru Cumpărător: Preț de achiziție avantajos datorită dreptului de locuire al vânzătorului; devine proprietarul legal imediat.
Dezavantaje pentru Vânzător: Risc de neplată a rentei viagere de către cumpărător.Dezavantaje pentru Vânzător: Nu primește rentă viageră; poate fi nevoie să suporte costurile de întreținere a imobilului, dacă nu există o clauză clară în acest sens. 
Dezavantaje pentru Cumpărător: Risc financiar datorat duratei necunoscute a plăților rentei viagere; nu poate folosi proprietatea până la decesul vânzătorului.Dezavantaje pentru Cumpărător: Responsabilități de întreținere și reparații; restricții în utilizarea proprietății datorită dreptului de locuire al vânzătorului.
Durata Plăților: Plățile rentei viagere sunt pe durata vieții credirentierului.Durata Dreptului de Locuire: Dreptul de locuire este al vânzătorului pe durata vieții sale.
Investiția Inițială: Bouquet este o sumă unică plătită la semnarea contractului.Investiția Inițială: Poate fi o sumă unică sau un preț de achiziție redus datorită dreptului de locuire.
Flexibilitatea Vânzătorului: Vânzătorul poate să locuiască în proprietate sau să opteze pentru renta viageră.Flexibilitatea Vânzătorului: Vânzătorul păstrează doar dreptul de folosință, fără opțiunea pentru renta viageră.
Securitatea Financiară a Vânzătorului: Venitul periodic asigură o sursă constantă de venit.Securitatea Financiară a Vânzătorului: Lichiditatea imediată prin vânzarea proprietății, fără venit periodic.
Riscul de Longevitate: Cumpărătorul își asumă riscul de longevitate a vânzătorului.Riscul de Longevitate: Cumpărătorul își asumă riscul de a nu putea să folosească imobilul pe toată durata vieții vânzătorului.
Controlul Proprietății: Cumpărătorul are control limitat asupra proprietății până la decesul vânzătorului.Controlul Proprietății: Cumpărătorul are control complet asupra proprietății, cu excepția dreptului de locuire al vânzătorului.
Planificarea Succesorală: În cazul decesului cumpărătorului (debirentierul), obligația acestuia de a plăti renta viageră este moștenită de urmașii săi, care trebuie să plătească renta până la decesul vânzătorului (credirentierul). Există posibilitatea ca părțile să prevadă în contract că acesta încetează în cazul decesului debirentierului.Planificarea Succesorală: Nu produce obligații în sarcina moștenitorilor.
Implicații Fiscale: impozitului pe imobil este datorat de debirentier, adică de cumpărător, care este proprietarul de drept al imobilului. Acest lucru este stabilit deart. 14 alin. (1) lit. a) din Normele metodologice de aplicare a Legii nr. 227/2015 privind Codul fiscal, care prevede ca impozitul pe clădiri este datorat de „titularul dreptului de proprietate asupra clădirii la data de 31 decembrie a anului fiscal precedent”.Implicații Fiscale: impozitului pe imobil este datorat de cumpărător, care este proprietarul de drept al nudei proprietăți.Acest lucru este stabilit deart. 14 alin. (1) lit. a) din Normele metodologice de aplicare a Legii nr. 227/2015 privind Codul fiscal, care prevede ca impozitul pe clădiri este datorat de „titularul dreptului de proprietate asupra clădirii la data de 31 decembrie a anului fiscal precedent”.
Dreptul de a închiria imobilul: Vânzătorul (credirentierul) unui imobil care și-a rezervat un drept de abitație viageră nu poate închiria imobilul pe care l-a vândut. Dreptul de abitație viagera este un drept real imobiliar care conferă titularului său dreptul de a folosi imobilul în mod exclusiv, pe tot parcursul vieții.Posibilitatea de închiriere: Vânzătorul unui imobil care și-a rezervat un drept de abitație viageră nu poate închiria imobilul pe care l-a vândut. Acest lucru se datorează faptului că dreptul de abitație viagera este un drept real imobiliar care conferă titularului său dreptul de a folosi imobilul în mod exclusiv, pe tot parcursul vieții.
  

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