Vivir en comunidad trae aparejado cumplir con ciertas normas, en especial cuando se trata de los derechos de todos.

¿Tiene un perrito, pero vive en un departamento y no le permiten bajarlo por el ascensor? ¿Sus niños meten mucho ruido y no los dejan jugar a la pelota en los jardines después de cierta hora?

Cuando uno vive en un condominio de viviendas o un edificio, sabe que debe aceptar ciertas reglas porque se comparten espacios comunes y alguien tiene que poner orden.

Las comunidades de copropietarios o condominios se rigen por leyes, normas y resoluciones de carácter oficial que los afectan a todos por igual.

Por lo mismo, deben aceptar instrucciones propias de cada comunidad como son el reglamento de copropiedad, que es obligatorio, y otras normas internas de carácter voluntario que pueden dictar ya sea la asamblea o el comité de administración.

Como explica Jorge Wilson, este conjunto de disposiciones determina que éstas son complementarias entre sí y su cumplimiento es obligatorio para los propietarios y cualquier residente.

La ley Nº 19.537 de Copropiedad Inmobiliaria o Condominios es la primera instancia que fija limitaciones a los habitantes de un comunidad de este tipo al indicar que los bienes comunes se deben usar siempre que no perturben el legítimo derecho de los demás ocupantes; sin realizar actos que alteren la tranquilidad, seguridad y salubridad del condominio; con prohibición de almacenar materias o elementos que puedan ser dañinos, y con impedimento de cambiar su destino, entre otras.

Wilson precisa que la comunidad debe reglamentar con precisión sus derechos y obligaciones e imponerse limitaciones que estime convenientes. “Tales restricciones no pueden afectar el legítimo y correcto uso y goce de las unidades y de los bienes comunes”, observa.

Sin embargo, en pos de una mejor convivencia es necesario que el reglamento de copropiedad incluya materias que suelen provocar roces como el caso de la autorización o prohibición para tener mascotas.

También se deben regular las horas destinadas al descanso durante las cuales no podrán realizarse trabajos con implementos que provoquen ruidos, como el uso de taladros para poner clavos, ni colocar música a un volumen demasiado alto como para que moleste a los vecinos.

Asimismo, se debe limitar el horario de uso de áreas de juego de los niños o la realización de mudanzas.

El objetivo mayor que se busca es la tranquilidad y seguridad de los residentes, lo que implica limitar algunos derechos individuales en beneficio de las facultades comunitarias. Por ley, el comité representa a la asamblea con todas sus facultades a excepción de las materias que sólo pueden tratarse en una asamblea extraordinaria.

Por ejemplo, ahora que se acerca el período de propaganda electoral, el arrendamiento o enajenación de un cierto bien común para colocar propaganda, no podrá ser resuelto por éste, ya que es una de las materias que la ley reserva para la asamblea extraordinaria.

Sin embargo, la asamblea puede autorizar en forma especial al comité para negociar posteriormente los detalles de un contrato determinado si ya aprobó el proyecto general.

Este comité podrá dictar normas que faciliten el buen orden y administración del condominio y fija que sus normas y acuerdos estarán vigentes mientras no sean revocados o cambiados por la asamblea de copropietarios.

Antes de proceder debe analizar con cautela y altura de miras, cerciorándose si algunas de las materias a resolver ya están contenidas en el reglamento de copropiedad o forman parte de los acuerdos de reuniones de asambleas anteriores, precisa Jorge Wilson.

Por lo tanto, salvo algún procedimiento imprevisto por una situación de emergencia, se debe procurar que todas las relaciones internas, conductas esperadas de los residentes, derechos y obligaciones estén contenidos en estos documento.

Labores claras

Tanto el comité de administración como el administrador deben velar para que las disposiciones legales y los acuerdos de la asamblea se cumplan. El primero tiene amplias atribuciones para dictar normas de convivencia que no estén especificadas, pero siguiendo las normas legales y sin sobrepasar sus facultades. La asamblea puede dejar sin efecto aquellos acuerdos del comité que no le parezcan adecuados o recurrir al juez de Policía Local si no es atendida en sus demandas.


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