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APONTAMENTOS SOBRE A LOCAO PARA FINS COMERCIAIS MEDIDAS PROTETIVAS AO EMPRESRIO Inicialmente devemos definir o que conceito de contrato

de locao comercial, para depois podermos entender de maneira mais claramente a ao renovatria do mesmo. Pois bem, mediante o contrato de locao comercial que surgir a um bem material, denominado, ponto comercial, que pode ser considerado como o local em que o comerciante ou empresrio situa o seu estabelecimento, sendo, pois, sumamente importante para o xito dos negcios. Situando-se o estabelecimento em imvel de propriedade do comerciante, o ponto, que no se confunde com a propriedade, a ela se integra, acrescentando-lhe um valor. Contudo, se o imvel de terceiro, tendo sido locado ao empresrio, o valor do ponto se consubstancia no prprio contrato de locao, destacando-se como um bem incorpreo do estabelecimento, surgido, em conseqncia, a necessidade de proteo legal, instituda pelo decreto n. 24.150, de 20 de abril de 1934 e atualmente regulada pelo artigo 71 e seguintes da Lei n 8.245, de 18 de outubro de 1991. Portanto, de acordo com a lei, as locaes submetidas possibilidade de renovao compulsria so as locaes comerciais, mediante o manejo de uma ao especfica, denominada ao renovatria. Aes Judiciais previstas em lei: A Lei do Inquilinato Lei 8.245/91 prev quatro tipos bsicos de aes judiciais: Ao de Despejo, Ao de Consignao de Aluguel, Ao Revisional de Aluguel e Ao Renovatria. Nestes breves apontamentos iremos nos ater Ao Revisional e a Ao Renovatria. Ao renovatria: So chamadas de renovatria as aes judiciais prprias onde se exerce o direito de inerncia ao ponto comercial. A ao renovatria deve ser proposta pelo locatrio no prazo de decadncia dissertado pela lei, ou seja, de um ano a seis meses antes do fim do contrato renovar. O que significa que o locatrio dever pleitear a renovao no contrato de um ano antes do fim do contrato at seis meses antes dos litmos seis meses do perodo de vigncia do contrato. Porm, se, encerrado o prazo contratual, as partes continuarem exercer e cumprir as obrigaes da locao, considera-se prorrogado o prazo locatcio. O locador, neste caso, pode retomar seus bens mediante simples aviso ao locatrio, com antecedncia de 30 (trinta) dias apenas. Na ao judicial, o juiz ir fixar um valor provisrio de aluguel para ser depositado em juzo pelo locatrio, aps o julgamento do mrito o juiz renovar, ou no, o contrato de locao. Caso no haja renovao o juiz poder determinar um prazo de at 30 dias para que o locatrio desocupe o imvel. Ao contrrio, se o contrato de locao for renovado, o juiz ir fixar o mesmo perodo do ltimo contrato. Caso a sentena demore at o prazo prescricional desse aluguel fixado liminarmente o locatrio poderar ajuizar nova ao renovatria. Com isso acaba se criando um aluguel por tempo indeterminado, visto que no h limites de aes renovatrias.

Requisitos para a ao renovatria: Trs so os requisitos para que se possa fazer uma renovao compulsria, conforme dispostos no artigo 51 da lei 8.245/91 O primeiro requisito o de que o locatrio deva ser empresrio, sociedade empresria ou sociedade simples, com fim lucrativo (no entram nessa lista: as associaes, fundaes, os profissionais liberais, etc). Em segundo lugar, o contrato deve estabelecer um prazo determinado de no mnimo cinco anos e, alm disso, o contrato deve ser escrito. O terceiro, e ltimo, requisito de que o locatrio exera sua atividade por, no mnimo, trs anos sem interrupo, na data em que propor a ao renovatria do contrato de locao. Assim, a ao s poder ser pleiteada se houver um contrato escrito e se o prazo por este definido for determinado por tempo igual ou superior a cinco anos, podendo para tanto ser realizada a soma dos prazos dos contratos ininterruptos para se atingir os cinco anos necessrios para que o locatrio possa ajuizar a ao. Como o objeto da renovao o prprio contrato em vigncia, a renovao judicial ser concedida com prazo igual quele que esteja neste contrato; Vale mencionar que no se admite a somatria se houve locatrios diferentes, que no sejam sucessores do locatrio. O legislador estipulou o prazo mnimo de trs anos exercendo a mesma atividade, pois entendeu que este seria o tempo mnimo necessrio para que se cative uma clientela e seja criado um valor comercial para o imvel. Ao revisional: O manejo da ao revisional do aluguel abrange tanto as locaes residenciais quanto as no residenciais, conforme artigo 19 da Lei de Locaes, sendo assim o caminho vivel no sentido de forar o locador a renegociar um valor justo para a locao. Importante salientar que o manejo de tal ao ter que necessariamente ser feito antes do trmino do prazo contratual, haja vista que aps essa data o locador poder denunciar o contrato, o que inviabilizaria o manejo da ao revisional por fora de expressa disposio legal nesse sentido, conforme artigo 68, 1 da Lei de Locaes. Todavia, importante salientar, que a ao revisional no possui o mesmo efeito de uma ao renovatria, vale dizer, a revisional no tem incidncia no prazo original do contrato que continuar fluindo normalmente at o seu trmino, aps o que a locao finda de pleno direito. Findo o prazo estipulado, independente de aviso ou notificao, conforme estabelece o artigo 56 da Lei 8.245/91, prorrogando-se por prazo indeterminado somente caso o locatrio permanea no imvel por mais de 30 (trinta) dias sem oposio do locador (conforme nico do artigo 56), o qual nesta hiptese poder denunciar por escrito o contrato para que o locatrio desocupe o imvel dentro do prazo de 30 (trinta) dias (conforme artigo 57 da Lei 8245/91). Perdas e Danos: importante frisar que na hiptese de retomada pelo locador, o imvel no poder ser destinado ao uso do mesmo ramo do locatrio, salvo se a locao tambm envolvia o fundo de comrcio, com as instalaes e pertences, como ocorre com postos de servios e abastecimento de automveis. Nessa situao, o locatrio poder ajuizar ao de perdas e danos em face do locador, com base no terceiro da Lei 8.245/91. Desocupao do imvel De qualquer maneira, findo o prazo do contrato original, no chegando as partes a um consenso quanto as bases da locao para formalizao de um novo instrumento contratual, cabe ao locador o direito de reaver o imvel locado mediante ao de despejo por denncia vazia, amparada no artigo 59 e 61 da Lei de Locaes.

Nessa hiptese, se o locatrio, no prazo de defesa, manifestar sua concordncia com a desocupao, o juiz acolher o pedido fixando prazo de seis meses para a desocupao. Caso haja oposio o processo seguir o trmite de uma ao ordinria, at ser proferida sentena de mrito que, julgando procedente a pretenso do locador, fixar prazo de trinta dias para desocupao voluntria. Por fora do que dispe a lei 8.245/91, eventual recurso contra a sentena que julgue procedente a ao de despejo no possui efeito suspensivo, razo pela qual a sentena poder ser executada provisoriamente, mediante apresentao de cauo pelo locador, em valor no inferior a doze meses, nem superior a dezoito meses do aluguel, atualizado at a data do depsito da cauo.

Alexandre Gaiofato de Souza, Advogado scio do Gaiofato Advogados Associados; graduado pelas Faculdades Integradas de Guarulhos - FIG; ps-graduado em processo civil pela PUC/SP; MBA em direito da Economia e da empresa pela FGV/Ohio University; Membro da IV Turma do Tribunal de tica da OAB/SP. Mrcio Holanda Teixeira, Advogado associado ao Gaiofato Advogados Associados; Bacharel em Direito pela Universidade Paulista em 1995; e Ps-graduado em Direito Processual Civil pela Universidade Paulista em 2000.

NOTES ON THE LEASE FOR COMMERCIAL PROTECTIVE MEASURES TO THE UNDERTAKER First we must define what is the concept of the lease business, then we can understand more clearly the renewal of a lease contract. Well, through a commercial lease of Commercial Spot, which can be considered as the place where the trader or business locates its establishment, it is therefore extremely important to the success of business. This establishment in property is owned by the merchant, the point should not be confused with the property, it is incorporated and adding a value. However, if the property, having been leased to the entrepreneur, the point value is embodied in the contract of lease, standing out as an intangible asset of the establishment, arisen as a consequence, the need for legal protection established by Decree n. 24 150 of 20 April 1934 and is currently governed by Article 71 and following of Law No. 8245 of October 18, 1991. Therefore, in accordance with the law, leases subject to the possibility of renewing commercial leases are compulsory by the management of a specific act, called "renewal act." Lawsuits according to the law: Law Tenancy Law 8.245/91 provides four basic types of lawsuits: Eviction law suits, Consignment Lease Law Suits, Lease Review Law Suits and Lease renewal Law Suits. In these brief notes we will stick to Lease Review Law Suits and Lease Renewal Suits. Lease Renewal Law Suits: Are called the lawsuits themselves where they exercise the right of the inherently commercial point.

Renewal law suits shall be brought by the lessee within lectured by law decay, ie, one year six months before the end of the contract to renew. This means that the tenant must request the renewal of the contract one year before the end of the contract up to six months before the LAST six months duration of the contract.

If, however, terminated the contractual period, the parties continue to pursue and fulfill the obligations of the lease, be deemed to extend the deadline rental period. The landlord, in this case, can get his/her assets by simple notice to the tenant in advance of 30 (thirty) days only. In the lawsuit, the judge will set a provisional lease amount to be deposited in court by the tenant after trial on the merits the judge will renew or not the lease. If there is no renovation, the judge may order a term of 30 days for the tenant vacate the property. Conversely, if the lease is renewed, the judge will set the same period last contract. If the sentence takes up the statute of limitations set at the outset of this lease the lessee can renew the lease in court. This ends up creating a rent indefinitely, since there are no limits for renewal acts. Requirements for lease renewal law suits:

There are three requirements to be able to make a renewed compulsory, as set out in Article 51 of Law 8.245/91 The first requirement is that the lessee should be an entrepreneur, business associations or simple society, for profit (do not enter this list: associations, foundations, professionals, etc). Secondly, the contract shall establish a time period of at least five years and in addition, the contract must be written. The third and last requirement is that the lessee exercises its activity for at least three years without interruption, the date on which the proposed renewal law suit of the lease. Thus, the law suit can only be pled if there is a written contract and the deadline set by this time is determined by not less than five years and may be performed for both the sum of the periods of uninterrupted contracts to achieve the required five years so that the tenant can judge the law suit. As the object of renewal is the contract in force, renewal court shall be granted with a term equal to that is this contract; It is worth mentioning that it does not admit the sum if there were tenants different, they are not successors of the lessee. The legislature has stipulated the minimum period of three years performing the same activity as understood that this would be the minimum time required in order to captivate a customer and business value is created for the property. Revisional Law suits: The management of revisional share of the rent covers both residential leases as the non-residential, according to article 19 of the Law of Leases, and thus viable path in order to force the landlord to renegotiate a fair value for the lease. Important to note that the management of such act will necessarily be made before the expiration of the contract, considering that after that date the landlord may terminate the contract, which would make the management of revisional act by virtue of express statutory provision to that effect, according to article 68, 1 of the Law of Leases. However, it is important to note that the revisional act doesnt not have the same effect as a renewal act , ie, the revisional act does not affect the original term of the contract which will keep flowing normally until it ends, after which the lease ends fully right. After the deadline, regardless of warning or notification, as provided by Article 56 of Law 8.245/91, extending indefinitely only if the tenant remains in the property for more than 30 (thirty) days without opposition from the landlord (according to of article 56), which this hypothesis may withdraw a written contract for the tenant vacate the property within 30 (thirty) days (according to article 57 of Law 8245/91). Damages: Importantly, in the event of recovery by the lessor, the property may not be intended for use in the same branch of the

lessee unless the lease also involved the goodwill, with the facilities and property, as with service stations and gas stations. In this situation, the lessee may bring a law suit for damages in the face of the lessor, based on the third of Law 8.245/91. Vacating Property Anyway, after the expiry of the original contract, the parties not reaching a consensus on the basis of the lease to formalize a new contractual instrument, it is the landlord the right to repossess the leased property by a law suit for eviction complaint empty, supported in Article 59 and 61 of the Law of Leases. In this case, if the lessee within the defense, expressing his agreement with the eviction, the judge will host the application within six months setting for the vacancy. If there is opposition process will follow the processing of a common share, to be handed down judgment on the merits that upholding the claim of the lessor, shall within thirty days for voluntary evacuation. Pursuant to that provided by law 8.245/91, any appeal against the sentence that uphold the eviction does not have suspensive effect, which is why the sentence can be executed provisionally, upon presentation of a deposit for the landlord, in an amount not less than twelve months, nor more than eighteen months of rent, updated to the date of the collateral. Alexandre Gaiofato de Souza, a lawyer who graduated from the Faculty of Integrated Guarulhos - FIG, a graduate degree in civil suit by PUC / SP, MBA in Economics and Company Law FGV / Ohio University, senior partner of Gaiofato Advocates Associated, Member of Class IV of the Court of Ethics OAB / SP. Mrcio Holanda Teixeira, an attorney advocate of the Gaiofato Advocates Associated; Bachelor of Law from University Paulista in 1995; e Postgraduate in Civil Procedural Law from University Paulista in 2000.

Gaiofato Advogados Associados Rua General Flores, 290 17 andar Bom Retiro So Paulo SP Tel + 55 11 3337-7775 www.gaiofato.com.br

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