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Подмосковье является лидером среди российских регионов по темпам жилищного строительства. Однако далеко не все застройщики укладываются в заявленные сроки сдачи жилья в эксплуатацию. Нередко объекты сдают с задержкой на год, а то и больше. А если учесть, что большинство квартир в новостройках люди покупают в ипотеку, то такая ситуация может больно ударить по карману семьи, ведь многим приходится не только выплачивать кредит, но еще и платить за аренду жилья. «МК» решил выяснить, как дольщики могут защитить свои права, если застройщик нарушает сроки сдачи жилья.
По словам защитника прав обманутых дольщиков Михаила Подольского, почти половина всех новостроек в Московской области по тем или иным причинам сдается с нарушением сроков, причем с задержками сдают как объекты эконом-, так и бизнес-класса. И дело тут не только в неблагонадежности застройщика или в его шатком финансовом положении. Чаще всего сроки срываются, когда жилой комплекс уже построен, и начинается подключение объекта к коммуникациям, говорит эксперт.
На рынке подобных услуг давно сложилась монополия, и поставщики не всегда справляются с потоком заявок, а порой старые коммунальные сети вообще не рассчитаны на такие темпы жилищного строительства, какие мы видим сейчас в Подмосковье. Вот и получается, что ЖК могут построить меньше чем за год, а потом он еще несколько лет стоит в ожидании, когда к нему подключат тепло, воду и газ. Как же быть в таком случае дольщику: смиренно ждать «у моря погоды» или все же можно побороться за свои права?
«Действительно, многие дольщики попадают в ситуации, когда сроки строительства и сдачи дома в эксплуатацию срываются. Но это еще не повод рвать на себе волосы. Федеральным законом №214 предусмотрена компенсация за срыв сроков. Причем суммы могут быть очень значительные: миллион и даже больше», – объясняет юрист Михаил Подольский.
Вместе с тем эксперт уточняет, что покупатели жилья часто путают такие понятия, как срок сдачи дома в эксплуатацию и срок подписания акта приема-передачи квартиры, хотя это две разные вещи. В договоре с застройщиком указывается именно дата подписания акта приема-передачи – вот с этого момента и нужно включать счетчик, и если застройщик нарушает предусмотренный договором срок подписания акта приема-передачи, он обязан выплатить участнику долевого строительства неустойку.
Кстати, многие застройщики стараются не прописывать это условие в договоре долевого участия (ДДУ). Однако тут действует принцип верховенства закона, поэтому, независимо от того, есть такой пункт в договоре или нет, суд будет на стороне обманутого дольщика и взыщет неустойку с застройщика. Тем более что дольщику не нужно доказывать вину застройщика: сам факт просрочки уже является достаточным основанием для штрафных санкций в отношении него.
«Если застройщик переносит срок подписания акта приема-передачи квартиры более чем на 2 месяца от даты, указанной в договоре, вы вправе потребовать с него неустойку либо отказаться от договора и попросить вернуть вам деньги. Хотя чаще всего застройщики в таких ситуациях предлагают дольщикам подписать дополнительное соглашение к договору об изменении срока, если понимают, что опаздывают с выдачей ключей», – говорит Подольский.
Эксперт объясняет, что никто не вправе принуждать дольщика подписывать допсоглашение. Ведь в этом случае получить неустойку с застройщика уже будет нельзя.
«Чтобы получить компенсацию за срыв оговоренных сроков, нужно направить застройщику претензию с требованием выплатить неустойку. Если договориться полюбовно не удастся, придется подавать иск в суд – для этого понадобятся копия претензии к застройщику, исковое заявление и копии документов по сделке. Пока суд будет рассматривать исковое заявление, размер неустойки будет расти. Кроме того, суд может еще дополнительно взыскать с застройщика 50% от заявленной суммы неустойки в виде штрафа», – продолжает юрист.
Компенсация за просрочку начисляется в «размере одной трехсотой ставки рефинансирования ЦБ РФ, действующей на день исполнения обязательства, от цены договора за каждый день просрочки. Например, если вы заключили ДДУ на квартиру стоимостью 10 миллионов рублей, а задержка сдачи ее составляет год, то размер неустойки может достигать от 1,5 до 2 миллионов рублей. Так что при грамотном подходе можно добиться существенной компенсации за нарушение сроков сдачи квартиры.
«Срок исковой давности по таким делам составляет 3 года, порой дольщики стараются все-таки сначала получить ключи от желанной квартиры, а потом уже выставлять претензии застройщику. Думаю, это разумно. А вот если срок подписания акта приема-передачи жилья уже близок, а на стройплощадке – тишина, следует подумать о расторжении договора с застройщиком и потребовать вернуть деньги. Если же строительная компания и вовсе объявила себя банкротом, тогда однозначно придется обращаться в суд, причем следует сделать это как можно быстрее. Ведь тут все как в известной пословице: кто первый встал, того и тапки», – советует эксперт.
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