Crise aumenta número de imóveis retomados e governo envia MP ao Congresso para facilitar ainda mais a retomada

Repórter Capixaba Brasil 1225

O governo enviou ao Congresso uma medida provisória que prevê mudanças na lei de alienação fiduciária para tentar diminuir a judicialização e acelerar a retomada de imóveis em caso de inadimplência. Ao mesmo tempo, o mercado revela que desde 2016 aumentou o número de imóveis retomados por falta de pagamento provocada pelo aumento da crise econômica e aumento do desemprego no Brasil.

As mudanças estão inseridas na medida provisória 759, que trata de regularização fundiária e que ainda tem que ser aprovada pelo Congresso.

Entidades do setor, que há anos pedem regras mais claras, avaliam que as medidas serão um aperfeiçoamento ao mecanismo de alienação, que desde 2004 permite a retomada de bens em caso de não pagamento.

Apesar da criação desse marco regulatório do setor ter aumentado o financiamento imobiliário no Brasil, dando mais segurança jurídica aos bancos, brechas na lei ainda provocam uma enxurrada de processos que protelam a reaquisição de imóveis.

Uma das mudanças propostas na medida provisória, por exemplo, é que o proprietário tenha prioridade na compra até o segundo leilão do imóvel. Como essa regra não existe hoje, os donos muitas vezes buscam a Justiça questionando esse direito, o que atrasa o processo.

“É melhor conceder esse direito ao proprietário do que ele entrar na Justiça e a retomada do bem regredir. Essa mudança dá velocidade na recuperação do imóvel”, avalia Luiz Antonio França, presidente da Abrainc (Associação Brasileira das Incorporadoras Imobiliárias).

Outra nova regra proposta é que o inadimplente possa ser notificado por “hora certa” — ou seja, o oficial de Justiça estipula dia e horário para a intimação. A notificação também poderia ser feita através de parentes ou vizinhos.

A MP prevê ainda que o valor do bem que vai a leilão, que também sempre é objeto de contestações, seja calculado com base no Imposto sobre Transmissão de Bens Intervivos (ITBI), valor fornecido pelas prefeituras.

“Havia dúvidas e distorção sobre esse ponto. Se compro um imóvel hoje, e em 10 anos vai a leilão, qual o valor? O de contrato? Mas em uma década ele pode ter valorizado ou desvalorizado, o que gerava ações na Justiça”, diz José Carlos Martins, presidente da CBIC (Câmara Brasileira da Indústria da Construção).

De acordo com ele, as mudanças tendem a aumentar o financiamento imobiliário e baratear o crédito.

“Em 2003, antes da aprovação da alienação fiduciária, os financiamentos imobiliários somaram R$ 2,3 bilhões. Em 2014, esse montante chegou a R$ 120 bilhões, o que dá uma dimensão do quanto mais segurança jurídica estimula financiamentos”, afirmou Martins.

Retomadas

Além de baixar os preços dos imóveis, a crise econômica fez crescer o volume de retomadas de propriedades por falta de pagamento.

Não há estatísticas oficiais, mas atores do mercado afirmam que desde 2016 aumentou a quantidade de pessoas que perdem seus bens em função de inadimplência, seja de crédito imobiliário, seja de cotas de condomínio.

Na Caixa Econômica, responsável pela maior parte do crédito para casa própria no país, as retomadas cresceram 80,9% em 2016, para 15.881.

O presidente da Abecip (Associação Brasileira das Entidades de Crédito Imobiliário e Poupança), Gilberto Abreu, afirma a situação continua crescendo neste ano.

Desemprego crescente e o endividamento da população -que reduz o poder de compra do consumidor-, ajudam a explicar esse salto.

De acordo com Ana Luiza Ferreira, presidente da Associação Brasileira dos Advogados do Mercado Imobiliário, mutuários altamente endividados acabam optando por quitar débitos mais caros em vez de arcar com o financiamento ou até a cota de condomínio, cujos juros são menores que os de empréstimos ou do cartão de crédito, por exemplo.

Como os financiamentos duram cerca de 30 anos, os clientes mais propensos à inadimplência são os que estão no início do financiamento. Os mais antigos e que nunca atrasaram o pagamento, afirma Abreu, costumam ter maior poder de negociação.

Em geral, imóveis retomados vão a leilão. Após a dívida ser quitada -bem como IPTU ou condomínio atrasados, se for o caso – o saldo devedor é remetido ao devedor.

Se o imóvel não for vendido, acaba virando patrimônio da instituição. “O que não é o ideal, já que os bancos não têm interesse em aumentar sua carteira de ativos imobiliários. Geralmente, o banco tenta renegociar a dívida, e na maior parte das vezes, com sucesso”, diz Abreu.

Na Zuckerman, maior casa de leilões imobiliários de São Paulo, os negócios aumentaram 25% em 2016 para 5.304 imóveis. “A crise certamente levou ao aumento das vendas”, disse André Zalcman, diretor jurídico da casa.

A Zuckerman também viu crescerem as vendas de imóveis frutos de penhora judicial -foram 2.300 imóveis vendidos nessa condição, alta de 35% frente a 2015.

A penhora ocorre quando condomínios entram na Justiça por conta da inadimplência de cotas condominiais, cujos juros giram em torno de 2% ao mês. Geralmente, as ações ocorrem quando o condômino atrasa até três cotas. Nesses casos, o imóvel vai a leilão por decisão da Justiça.

“Não há um padrão dos imóveis penhorados. Isso tem ocorrido tanto com bens de alto valor quanto com os mais baratos”, afirma Zalcman.

Se não for vendido na primeira disputa, o bem vai para o segundo leilão pela melhor oferta, com descontos de até 50% sobre o valor inicial.

Empresas especializadas no ramo costumam ser as maiores arrematantes. Tem havido também a procura por pessoas físicas nesses leilões, que são divulgados obrigatoriamente em jornais de grande circulação.

 

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