Un día una pareja decide construir su departamento en los aires de un bien inmueble del cual no es propietario, ya sea de un familiar suyo, sin ninguna asesoría legal. Al cabo de un tiempo, surge la pregunta sobre quién tiene derecho a la construcción en dicho terreno ajeno. La respuesta es clara: el propietario del terreno.
De acuerdo a la abogada especialista en Derecho Civil de Fournier Abogados, Astrid Fournier Fernández, la figura legal que respalda esta afirmación es la accesión, regulada en el artículo 938 del Código Civil, que establece que «el propietario de un bien adquiere por accesión lo que se une o adhiere materialmente a él». En pocas palabras, el propietario tiene el derecho sobre lo construido, incluso si no ha invertido en la construcción.
Sin embargo, existen situaciones en las que una pareja acuerda previamente con los propietarios del terreno (por ejemplo, los suegros) la construcción en dicho terreno. Para estos casos, el artículo 941 del Código Civil contempla la «edificación de buena fe en terreno ajeno».
“Según este artículo, el propietario del suelo puede optar por hacer suya la construcción o exigir al invasor el pago del terreno. En el primer caso, el propietario debe pagar el valor de la edificación, cuyo monto será el promedio entre el costo y el valor actual de la obra, y en el segundo caso, el invasor debe pagar el valor comercial del terreno”, expresó la abogada.
En caso de que no haya habido un acuerdo previo, se considera una «edificación de mala fe en terreno ajeno», según lo establecido en el artículo 943 del Código Civil. En esta situación, el propietario puede exigir la demolición de la construcción si le causa perjuicio, además del pago de una indemnización, o puede hacer suya la construcción sin la obligación de pagar su valor. En el primer caso, la demolición recae sobre el invasor.
¿Existen soluciones legales para proteger una construcción futura en terreno ajeno? La abogada Astrid Fournier responde que sí. “Antes de llevar a cabo cualquier construcción, es importante actuar de buena fe y establecer acuerdos con el propietario. Esto puede incluir la independización de predios, en caso de construcciones en primer y segundo piso, o bien un documento que establezca la parte a construir, reconociendo el valor de la inversión y garantizando la devolución de la misma en caso de que se abandone el lugar. Estos acuerdos deben realizarse con la intervención de un notario y deben ser registrados debidamente”, manifestó.
Agregó que, si ya se ha construido sin haber tomado estas precauciones, es crucial acreditar la construcción en una notaría, reconociendo su valor y estableciendo los derechos sobre el terreno. En casos en los que se haya construido o mejorado según los planos originales del inmueble, se deben presentar los planos de la vivienda y una memoria descriptiva que incluya la ubicación, áreas, linderos y medidas. Además, se debe contar con un informe emitido por un ingeniero registrado en la Sunarp.
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